HomeMy WebLinkAboutPC Resolution 18-11 - (945 15th St)LOT 14 OF #' OF
HERMOSA
CATEGORICALLYBEACH AND DETERMINING THAT THE PROJECT IS
- *M THE CALIFORNIA
ENVIROQUALITY
PlanningThe Commission of - City of - • Beach does hereby- • . • ordeas r
follows:
Section 1. An application was filed on December 28, 2017 by the property
owner/applicant Beach City Capital Management, LLC, C/O Jason Muller, for
development of property located at 945 15th Street, seeking approval of Conditional Use
Permit 18-3, Precise Development Plan 18-7, and Vesting Tentative Parcel Map #78251
for • detached residential condominiumproject.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the subject application on 1" 2018,- • . •
evidence, both written and oral, was presented to and considered by the Planning
Commission.
• • • -0• • • 1 - • •
of limited numbers (two) of new, small structures. More specifically, the project is
comprised of multi -family residential structures in an urbanized area, totaling no more
than six dwelling
Section 4. Based on evidence - --• at the public hearing on !2018, the Planning Commission makes the following findings:
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applicant -• applications forPrecise Development • • •
Permit and Vesting Tentative Parcel Map to develop a two -unit detached residential
condominium project on a lot with an existing duplex.
Residential
2. The subject property contains approximately 5,668 square feet, is designated Medium
Density Residential on the General Plan Map, and R-213 Limited Multiple Family
on - Zoning Map.
SectionsSection 5. Based on the testimony and evidence received, the Planning
Commission makes the following findings pertaining to the application for a Vesting
Tentative Parcel Map pursuant to the California Government Code Section 66474 and
• 1 !•1 and 16.16.060 of - Municipal Code:
3. The proposal is consistent with the General Plan Medium Density Residential
designation and R-213 zone because the project is an allowed use and has a density
of less than 25 dwelling units per acre, and as conditioned complies with all applicable
development standards.
4. The site is physically suitable for a two -unit detached residential condominium project
with Unit 1 and Unit 2 containing three levels with one guest parking space to be
shared • both units.
5. The subdivision and improvements provide for adequate drainage, sanitation and
potable water, underground utilities, parking and construction requirements, and
therefore are not likely to cause public health problems. The project as conditioned
will provide permeable surfacing and • water retention facilities to the maximum
extent feasible per Section 8.44.095 and any additional non -percolated or retained storm
water will be conveyed to an onsite subsurface infiltration system as required by Section
• • to maintenance agreements.
6. The proposed development will provide vehicular access from 15 th Street and does
not exhibit dedicated public easements. Therefore, the subdivision and improvements
will not conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
7. Design of the proposed subdivision as conditioned is compatible and consistent with
applicable elements of the City's General Plan and the immediate environment, being
consistent with purposes of the designation, density and development standards, and
parking, access and services are provided.
8. The project as conditioned will conform to all zoning and condominium standards and
will be compatible with neighboring properties, which are developed with similar • single -and multi -family residences.
9. The design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. The project is categorically exempt from CEQA pursuant to CEQA
• Sections •>
10. The proposed subdivision will be consistent with the prevailing lot patterns and is not
likely to reduce property values in the surrounding neighborhood area because the
project is similar to surrounding development, consists only of the division of airspace
at less than the maximum density allowed, and conditions have been placed on the
project to ensure compatibility.
11.The granting of the subdivision will result in division of a conforming sized and
configured lot into airspace for condominium units of size and design conforming to
the R-21B • and condominium ordinance.
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• 6. Based • the testimony and evidence received, the Planning
Commission makes the following findings pertaining to the application for Conditional Use
Permit and Precise Development Plan pursuant to Section 17.58.030 of the Municipal
Code.
12.The proposal is • with the General Plan Medium Density Residential
designation and R-2B zone because the project is an allowed use and has a density
of less than 25 units per acre, and as conditioned complies with all applicable
development standards.
13.The site is zoned R-2B and is physically suitable for a two -unit detached residentia-.
condominium project with Unit 1 and Unit 2 containing three levels. Each unit will
provide a two -car garage with a shared guest parking space.
14. Both Units 1 and 2 comply with Section 17.14.080 of R-2B Limited 1,TIultiple—Family
Residential Open Space standards and provide a minimum of 300 square feet of open
•, per unit.
15.The subdivision and improvements provide for adequate drainage, sanitation and
potable water, underground utilities, supply all required off-street parking, sidewalks,
and safe access from a public street, will not cause substantial traffic impacts due to
minimal increase in density, and will comply with all construction requirements.
16. Design of the proposed subdivision as conditioned is compatible and consistent with
the immediate environment, including maintenance of water quality and reduction of
marine pollution via onsite retention of storm water to compensate for loss of
permeable surfaces and landscaping to enhance aesthetics, being consistent with
purposes of the designation, all density and development standards, and access and
services are provided. An in -lieu Park and Recreation Area Dedication fee is required
for each unit.
17.The proposed project as conditioned is consistent with the General Plan and will
ensure compatibility of the proposed density, use and design with neighboring
residential properties, which also contain multi -story single and multi -family
residences. The project as conditioned complies with Section 17.22.060 because the
lot width exceeds 29 feet, unit sizes --• the minimum requirement • 1,600 square
feet for •! Unit 1 and 2, the project •• not exceed the 30 •• height limit, minimum
••- space • 300 square feet is met, and the front setback meets the five-foot
minimum requirement.
18.All utilities will be placed underground, integrated into the design, separately metered
and independently provided in each unit. Stormwater runoff will be minimized and a
final landscape plan shall be provided per the Green Building, Water Efficient, Water
Conservation and Condominium landscape standards and the required landscape
plan shall be provided, per Sections 8.60, 8.44, and 8.56.
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Section 7. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit, Precise Development Plan, and Vesting Tentative
Parcel Map for a two -unit attached condominium project subject to the following
Condons of Approval:
The development and continued use of the property shall be in conformance
with submitted plans received and reviewed by the Planning Commission at its
meeting of March 20, 2018, revised in accordance with the conditions below.
Minor modifications that do not affect scale, type, location or intensity of uses
or impacts thereof may be approved by the Community Development Director
when not in conflict with the findings or condons of this permit.
2. The project shall fully comply with all requirements of the R-2B zone as
applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal
Code, including but not limited to:
a) Aelight including required roof deck railings shall fully comply with the
30-foot height limit. Precise bung height compliance shall be reviewed
at the time of Plan Check, to the satisfaction of the Community
Development Director.
It) Design and construction shall comply with Section 17.22.060 except as
speccally stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for
solar energy and solar thermal shall also be supplied per Section
15.32.140.
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z) A minimum of 200 cubic feet of storage area shall be provided for each
unit in accordance with Section 17.22.060(E).
f) Designated, screened solid waste storage areas, a minimum of
(length times width) each, for three solid waste storage bins shall bZ
shown on the site plan compliance with Chapter
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be
reviewed and approved by the Community Development Director in
conformance with Section 17.22.050 and conditions of this approval prior to the
issuance of Building Permits.
a) Proof of recordation of approved CC&Rs shall be submitted to the
Community Development Director prior to the issuance of Certificate of
Occupancy.
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b) Five parking spaces (four garage spaces and one shared guest parking
space) shall be maintained on -site. All parking spaces shall remain
available for parking and shall not be used for storage or other purposes.
Storage of boats, trailers, and recreational vehicles shall not be allowei'
and the CC&Rs shall reflect this condition.
4. The project shall comply with all requirements of the Building Division, Public
Works Department, and Fire Department, and the Hermosa Beach Municipal
Code.
5. Two copies of a Final Landscape Plan, consistent with landscape plans
approved by the Planning Commission, indicating size, type, quantity and
characteristics of landscape materials shall be submitted to the Community
Development Department and Planning Division for review and approval prior
to the issuance of Building Permits. The Final Landscape Plan shall also
include the following:
a) The applicant shall provide a landscape plan to comply with Sections
17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community
Development Director and Public Works Director.
b) An automatic landscape sprinkler system consistent with Section
17.22.060(H) shall be provided, and shall be shown on plans (Buildingr
Permits are required).
Architectural treatments and accessory facilities shall be as shown on building
elevations, site and floor plans. Precise building height compliance shall be
reviewed at the time of Plan Check, to the satisfaction of the Community
Development Director. In addition:
2) All parking dimensions shall comply with ChapterRoll-up
automatic garage doors shall be installed on all garage door openings
and clearly indicated on floor plans.
c) All exterior lighting shall be downcast, fully shielded and illumination
shall be contained within the property boundaries. Lighting shall be
energy conserving and motion detector lighting shall be used for all
lighting except low-level (3 feet or less in height) security lighting and
porch lights. Lamp bulbs and images shall not be visible from within any
onsite or offsite residential unit. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the
building official may order the dimming or modification of any
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recycler and County landfill; at least 66% of demoon debris associated with
demolition of the existing improvements and new construction shall be
recycled.
"i-L.-rhe—address of each condominium unit shall be cons picuou§`Fy—d`isp`fa—y-e-Cl on the
street side of the buildings with externally or internally lit numbers and the
method for illumination shall be shown on plans. Address numbering and
display shall be subject to approval by the Community Development
Department.
1041MUMM
13.Prior to issuance of a Building Permit, approved civil engineering plans
prepared by a licensed civil engineer, and approved by Public Works,
addressing grading, undergrounding of all utilities, pavement, sidewalk, curb
and gutter improvements, on -site and off -site drainage (no sheet flow
permitted), installation of utility laterals, and all other improvements necessary
to comply with the Municipal Code and Public Works specifications, shall be
filed with the Community Development Department.
14.Civil engineering plans shall include adjacent properties/structures, sewer
laterals, and storm drain main lines on street.
15.Project construction shall protect private and public property in compliance
with Sections 15.04.070 and 15.04.140. No work in the public right of way shall
commence unless and until all necessary permits are attained from the Public
Works Department including if required, an approved Residential or
Commercial Encroachment Permit.
16.Sewer flow rate for upstream and downstream manhole along with manhole
rimllid elevations must be submitted prior to grading and plan check. Sewer
lateral video must be submitted with plan check submittal, if the developer plans
to use the existing sewer lateral. Sewer lateral work may be required after review
of the sewer lateral video.
17.Sewer lateral video must be submitted with plan check submittal, if the
developer plans to use the existing sewer lateral. Sewer lateral work may be
required after review of the sewer lateral video.
19. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44) and must implement Low Impact Development
Standards, and submit at time of grading and plan check along with an erosion
control plan.
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01-1.The Final Map shall comply with all requirements of the Subdivision Map Act
and Chapter 16.08 of the Municipal Code.
i�l. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Bea
Park and Recreation Area Dedication fees per unit in lieu of onsite parkla
dedication pursuant to Chapter 16.12.
22. Prior to approval of the Final Map, and prior to issuance of a Certificate of
Occupancy, outstanding assessments must either be paid in full or apportioned
to any newly created parcels. Notice of same shall be provided to the
Community Development Director. Assessment payoff amounts may be
obtained by calling the City's Assessment Administrator at (800) 755-6864.
Applications for apportionment may be obtained in the Public Works
Department.
23.Prior to issuance of a building permit, written approval from each utility
company associated with the relocation of the existing utility pole, down guy
and utility boxes must be submitted for review and approval by the Public Works
Department and the Community Development Department.
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24. Prior to issuance of a Building Permit, abutting property owners and residents
within 100 feet of the project site shall be notified of the anticipated date fair
commencement of construction.
a) The form of the notification shall be provided by the Planning Division of
the Community Development Department.
1) Building permits will not be issued until the applicant provides ar
affidavit certifying mailing of the notice.
25.Project construction shall conform to the Noise Control Ordinance
requirements in Section 8.24.050. Allowed hours of construction shall be
printed on the building plans and posted at construction site.
health, safety, and welfare.
27.This permit shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division
of the Community Development Department their affidavits stating that they are
aware of, and agree to accept, all of the conditions of this permit. The
Conditional Use Permit, Precise Development Plan and Vesting Tentative Map
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Section 9-,. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after a formal appeal to the City
Council, must be made within 90 days after the final decision by the City Council.
VOTE: AYES: Chairman Saemann and Commissioners Flaherty, Hoffman
and Rice
NOES:
ABSTAIN:
ABSENT: Chairman Pedersen
CERTIFICATION
hereby certify the foregoing Resolution P.C. 18-11 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California, at its
regular meeting of March 20, 2018.
�ob Saemann, Chairman Rerson, Secretary
Date
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