HomeMy WebLinkAboutPC Resolution 18-12 - (634 - 5th_2 unit condo)i �,
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PlanningThe Commission of of i Beach does her` •y resolve and order
as follows:
VestingSection 1. An application was filed on May 24, 2017 by the property
owner/applicant Son an Thu Pham, for development of property located at 634 5 th Street,
seeking approval of Conditional Use Permit 17-8, Precise Development Plan 17-8, and
Tentative Parcel Map ';4 004 for a two -unit• residential condominium
project.
Section I The project is Categorically• I•m the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines• • Class 3 Exemption,
New Construction or • f of because the project is construction
of limited numbers (two) of new, small structures. More specifically, the project is
comprised of residential` in an urbanized area, totaling no more
than six dwelling
PlanningSection 4. Based on the evidence received at the public hearing on April 17, 2018,
the Commission makes the ♦ • f • f
1. The applicant has filed applications forDevelopment • • •
Permit and Vesting Tentative Parcel Map to develop a two -unit attached residential
condominium project on a lot with an existing single-family residences.
subject
2. The property c•approximately f designated Medium
Density Residentialon . General Plan .• and `" i4 Residentialon
Zoning .•
Section 5. Based on the testimony and evidence received, the Planning
Commission makes the • • • findings pertaining to the application for a Vesting
SectionTentative Parcel Map pursuant to the California Government Code Section 66474 and
f `s 0•0 of i•. ••^:
1. The proposal is consistent with the General Plan Medium Density Residential
designation and R-2 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, including that it will not create lots smaller than a 40-foot
width and having less than 4,000 square feet.
2. The site is physically suitable for a two -unit attached residential condominium project
with Unit 1 and Unit 2 containing three levels with one guest parking space to be
shared by both units.
3. 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 storm 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
8.44.095 subject to maintenance agreements.
4. The proposed subdivision will front on a public street and will not front on any alleys,
will provide vehicular access from 5th 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.
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I ,i,. The project as conditioned will conform to all zoning and condominium standards and
will be compatible with neighboring properties, which are developed with similar multi-
story single -and multi -family residences.
7. 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
Guidelines Sections 15303(b).
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.
9. 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-2 zone and condominium ordinance.
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Section 6. Based on the testimony and evidence received, the Planning
Permit and Precise Development Plan pursuant to Sections 17.04.020 and 17.58.030 of
the Municipal Code.
Distance from existing residential uses in relation to negative effects;
The subject site and surrounding properties are zoned R-2 Two -Family Family
Residential, with residential use in the M-1 Light Manufacturing to the west, and SPA-
7 (Specific Plan Area 7) to the east of the block. Similar residential development is
found in the surrounding area comprised primarily of multi -story, multi -family
residences.
In addition, the proposed two -unit attached condominium is conforming to all zoni
requirements including adequate on -site parking spaces, which will reduce t
impacts to neighboring properties because the existing development does not me
Hermosa Beach Municipal Code (HBMC) requirements regarding on -site parkin
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The proposeI
d use is consistent with the existing residential development type a
densities, therefore no adverse impacts are identified.
2. The amount of existing or proposed off-street parking in relation to actual need;
The existing single-family residence at the subject lot currently provides one parking
space in the garage and another parking space in the driveway, which does not meet
HBMC requirements for on -site parking.
The proposed two -unit attached condominium will meet HBMC parking requiremeni
because it will provide a two two -garage and one shared guest parking space at t
southwest corner of the subject lot.;
In addition, the proposed project will relocate an existing 1 0-foot wide driveway fro
the northwest corner of the subject property to northeast corner and in order to reta
the amount of existing on -street parking spaces on 5 th Street. I
3. The combination of uses proposed, as they relate to compatibility;
The proposed use is two-family residential, which is consistent with the surrounding
properties in the vicinity, which also contain residential uses of similar density.
4. The relationship of the estimated generated traffic volume and the capacity and
safety of streets serving the area;
Although some additional traffic volume is anticipated by replacing a single-family
dwelling with a two-family dwelling, 5th Street, designated in the General Plan as a
local street, is currently designed and has sufficient capacity to serve the proposed
development and surrounding neighborhood.
5. The proposed exterior signs and decor, and the compatibility thereof with
existinI establishments in the area. -
The proposed two -unit condominium is designed with a building height and
contemporary architectural style to complement the nearby multi -family and single-
family residential buildings in the neighborhood.
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T. • fand drivewayorientation fsensitive uses, e.g.,residences,
schools, hospitalsi':: playgrounds;
The proposed project will provide building entrance to the front
Noise,
8. Impact of the proposed usetoandlor services;
The existing and proposed residential use is already served by the various utility
companies, infrastructure, and municipal services. The proposed residential use is
not anticipated to place additional burden on current infrastructure and services.
f Adequacy ofmitigationfminimize environmentalimpacts
quantitative
The proposed project does not create adverse environmental impacts because the
proposed residential use and building design is consistent with surrounding uses and
development within the nei• b♦ ••M and compliesI applicable criteria set forth
in the Hermosa Beach Municipal Code and General Plan.
l Other considerationsr'r of planning commission, are
necessaty to assure compatibilitywith the surrounding uses, and the city as a
whole.
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Section 7. Based on the foregoing, the Planning Commission hereby approves
the subje�ti -Conditional Use Permit 17-8, Precise Development Plan 17-8, and Vesting
Tentative Parcel Map No. 82004 for a two -unit` • •! project subjectto
the following Conditions fi: Approval:
1. The development and continued use of the property shall be in conformance
with submitted plansfandreviewedbythe Planning Commission
meeting of Aprilirevisedin accordance with the conditions below.
Minor modifications that do not affect scale, type, location or intensity of uses
or •,cts thereof may be approved by • Development Director
when •in conflict•findingsor • f it of permit.
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2. The project shall fully comply with all requirements of the R-2 zone as applicable
and the Condominium Ordinance in Chapter 17.22 of the Municipal Code,
including but not limited to:
2) Height, including required roof deck railings, shall fully comply with the
30-foot height limit. Precise building height compliance shall be reviewed
at the time of Plan Check, to the satisfaction of the Community
Development Director.
Design and construction shall comply with HBMC Section 17.22.060
except as specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for
solar energy and solar thermal shall also be supplied per HBMC Section
15.32.140.
d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown
on structural plans and reviewed at the time of Building Division Plan
Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each
unit in accordance with HBMC Section 17.22.060(E).
f) Designated, screened solid waste storage areas, a minimum of 2.5'x 2.5'
(length times width) each, for three solid waste storage bins shall be
shown on the site plan compliance with HBMC Chapter 8.12.
3. The submitted Covenants, Condons, and Restrictions (CC&Rs) shall be
reviewed and approved by the Community Development Director in
conformance with HBMC 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.
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 allowed
,�nd the CC
4. The project shall comply with all requirements of the Building Division, Public
Works Department, and Fire Department, and the Hermosa Beach Municipal
Code.
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gtd�ldir!A Plans.,
5. Two copies of a Final Landscape Plan, consistent with landscape pianU
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 HEIMC
Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the
Community Development Director and Public Works Director.
-1) An automatic landscape sprinkler system consistent with HBMC Section
17.22.060(H) shall be provided, and shall be shown on plans (Buildin(,.r,
Permits are required).
6. 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 addon:
a) All parking dimensions shall comply with HBMC Chapter 17.44. Roll -up
automatic garage doors shall be installed on all garage door openings
and clearly indicated on floor plans.
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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 modcation of any
illumination found to be excessively brilliant or impacting to nearby
properties.
Any satellite dish antennas and/or similar equipment shall comply with
HBMC Section 17.46.240.
7. The plans shall comply with HBMC Section 8.44.095 and install permeable
surfaces in the driveway, guest parking space and other non -landscaped areas to
the maximum extent feasible. If providing water -permeable surfaces on at least
50% of exterior surface area is not feasible and incorporating measures in
8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a
0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate
on
13.Civil engineering plans shall be prepared by a licensed civil engineer and
conceptually approved by the Hermosa Beach Public Works Department prior
to submitting an application for Building Permits to the Community
Development Department. Complete civil engineering plans shall address
grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter
improvements, on -site and off -site drainage (no sheet flow permitted),
installation of utty laterals, and all other improvements necessary to comply
with the Hermosa Beach Municipal Code and Public Works specifications, and
shall be filed with the Community Development Department.
14.Civil engineering plans shall include adjacent propertiesistructures, sewer
laterals, and storm drain main lines on street.
15.Project construction shall protect private and public property in compliance
with HBMC 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
rim/lid 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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20.The Final Map shall comply with all requirements of the Subdivision i,;iap Act
and Chapter 16.08 of the Municipal Code.
21. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Beach
Park and Recreation Area Dedication fees per unit in lieu of onsite parkland
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
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Community Development Director. Assessment payoff amounts may
obtained by calling the City's Assessment Administrator at (800) 755-686
Applications for apportionment may be obtained in the Public Wor
Department. I
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a) The form of the notification shall be provided by the Planning Division of
the Community Development Department.
b) Building permits will not be issued until the applicant provides ar
affidavit certifying mang of the notice.
O�5.Project construction shall conform to the Noise Control Ordinance
requirements in HBMC Section 8.24.050. Allowed hours of construction shall
be printed on the building plans and posted at construction site.
26. Traffic control measures, including flagmen, shall be utilized to preserve public
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
shall be recorded, and proof of recordation shall be submitted to the Community
Development Department prior to the issuance of a building permit.
28.Approval of these permits shall expire twenty-four (24) months from the date of
approval by the Planning Commission, unless significant construction or
improvements or the use authorized hereby has commenced. One or more
extensions of time may be requested. No extension shall be considered unless
requested, in writing to the Community Development Director including the
reason therefore, at least 60 days prior to the expiration date. No additional
notice of expiration will be provided.
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29.The Planning Commission may review this Conditional Use Permit, Precise
Development Plan and Vesting Tentative Map and may amend the subject
conditions or impose any new conditions if deemed necessary to mitigate
detrimental effects on the neighborhood resulting from the subject use.
30.The subject property shall be developed, maintained and operated in full
compliance with the conditions of this permit and any law, statute, ordinance or
other regulation applicable to any development or activity on the subject
property. Failure of the permittee to cease any development or activity not in
full compliance shall be a violation of these condons.
Section 8. This permit shall not be effective for any purposes until the permittee
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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 shall
be recorded, and proof of recordation shall be submitted to the Community Development
Department prior to the issuance of a building permit.
Each of the above condons is separately enforced, and if one of the condons of
approval is found to be invalid by a court of law, all the other condons shall remain valid
and enforceable.
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Section 9. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
chaII enge 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: Commissioners Flaherty, Hoffman, Rice, Pedersen and
Chairperson Saemann
NOES: None
ABSTAIN: None
ABSENT: None
WE
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 18-12 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 April 17, 2018.
Rob Saemann, Chairman
............
Date
d
Secretary
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