HomeMy WebLinkAboutPC Resolution 18-29 - (1602 Loma Dr)P.C. Resolution 1 ® 9
HERMOSA BEACH AND DETERMINATION THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
The Planning Commission oft e City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed on July 05, 2018 by the property owner/applicant 1602
Loma, a, L,L,C by Kim o is , for development of property located at 1602 Loma a Drive, seeking
approval of Conditional Use Permit 1 -5, Precise Development Plan 1 ®, and Vesting Tentative
Parcel Map #2295 for a two -unit detached residential condominium project,
,Section 2e The Planning Commission conducted a duly noticed public hearing to consider
the subject application on October 16, 2018, at which time testimony and evidence, both written
and oral, was presented to and considered by the Planning Commission.
Seetioyl, The project is Categorically Exempt from the California Environmental Quality
Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New
Construction or Conversion of Small Structures, because the project is construction of limited
residential structures in an urbanized area, totaling no more than six dwelling units.
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- Section 4. Based on the testimony and evidence received, the Planning Commission makes
the follo,�ingfmdings pertaining to the application for a Vesting Tentative Parcel Map pursuant
to the California Government Code Section 66474 and Section 16.08.060 of the Municipal Code:
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,
2. The site is physically suitable for a two -unit detached residential condominium project with
Unit 1 and Unit 2 containing three levels with one west 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.
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4a The proposed subdivision will front on a public street and will not front on any alleys, will
provide vehicular access from Loma Drive 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.
5. Design of the proposed subdivision as conditioned is compatible and consistent with applicable
elements of the City's General Plan and the prevailing lot sizes and lot frontage of the
immediate environment, is consistent with purposes of the designation, density and
development standards, and parking, access and services are provided.
6. 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),
8. 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.
Section ® Based on the testimony and evidence received, the Planning Commission
makes li�jTffoZing findings pertaining to the application for Conditional Use Permit and Precise
Development Plan pursuant to Sections 17.04.020 and 17,58,030 of the Municipal Code.
Distancefrom existing residential uses in relation to negative effects;
The subject site is surrounded by similar residential zones to the north, south and west.
Properties to the north, south and west of subject site are all zoned (R-2) Two -Family
Residential and (R-3) Multiple -Family Residential. Properties to the east of the subject site are
located in the (O-S) Open Space zone. Similar residential development is found in the
surrounding area comprised primarily of multi -story multi -family residences.
In addition, the proposed two -unit detached condominium is conforming to all zoning
requirements including adequate on -site parking spaces, which will reduce the impacts to
neighboring properties because the existing development does not meet Hermosa Beach
Municipal Code (HBMC) requirements regarding on -site parking. The proposed use is
consistent with the existing residential development type and densities, therefore no adverse
impacts are identified,
2. The amount of existing orproposed 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.
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the subject lot.
In addition, the proposed project will relocate an existing 10-foot wide driveway frorn the
southwest comer of the subject property to northwest corner. There are no existing on -street
parking spaces located adjacent to the subject site and the proposed curb relocation will neither
remove any existing on -street parking spaces nor create any new on -street parking spaces.
3. The combination of use, 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, Loma Drive, 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 existing
establishments in the area;
The proposed two -unit condominium is designed with a building height and contemporary
modern architectural style to complement the nearby multi -family and single-family
residential buildings in the neighborhood.
6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools,
churches, hospitals andplaygrounds;
The proposed project will provide a building entrance to the front unit at the Loma Drive
frontage, and the proposed vehicle access for both units is a single driveway on Loma Drive,
all of which is consistent with the design of the surrounding residential developments. It is not
anticipated that a residential development would have a negative impact on the schools,
churches, playgrounds or hospitals in the area, as those institutions and facilities are designed
and designated to serve the residents of the area.
7. Noise, odor, dust andlor vibration that ma be generated by the proposed use,
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The proposed two -unit detached condominium is not anticipated to create adverse impacts
because the existing and proposed use of the property is residential, which is also consistent
with the use of the surrounding neighborhood.
8. Impact of the proposed use to the city's infiastructure, andlor 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.
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 neighborhood and complies with all applicable criteria set forth in the Hermosa Beach
Municipal Code and General Plan,
10. Other considerations that, in the judgment of the planning commission, are necessary to
assure compatibility with the surrounding uses, and the city as a whole.
No issues.
Section 6. Based on the foregoing, the Planning Commission hereby approves the subject
Conditionwf—us—epermit 18-5, Precise Development Plan 18-8, and Vesting Tentative Parcel Map
No. 82295 for a two -unit detached condominium project subject to the following Conditions of
Approval:
General:
1. 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
October 16, 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 conditions of this permit.
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:
a) 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.
b) 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) shal. 'Ibe 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.
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3. The submitted Covenants, Conditions, 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.
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 allowed and the CC&Rs shall reflect this
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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:
The applicant shall provide a landscape plan to comply with HBMC 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 HBIVIC Section
17.22.060(H) shall be provided, and shall be shown on plans (Building Permits ar,�.q
required).
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.
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 lightin�A
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
illumination found to be excessively brilliant or impacting to nearby properties.
d) Any satellite dish antennas and/or similar equipment shall comply with ZIMS
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 runoff on -site. In the event that subsurface infiltration is
required, plans shall designate the exact location of the subsurface infiltration system,
the applicant shall enter into a maintenance agreement with the City (prior to final Xnap
approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee
that on -site, subsurface infiltration is achieved. The amount of the bond shall be
determined by the Building Division. All other drainage shall be routed to an off -site
facility or on -site permeable area approved by the City. To the extent possible, a portion
of roof drainage shall be routed to on -site permeable areas. No drainage shall flow over
any driveway or sidewalk.
If the drainage of surface waters onto the property requires a sump pump to discharge
waters onto the street, the property owner(s) shall record an agreement to assume the
risk associated with use and operation of said sump pump, release the City from any
liability, and indemnify the City regarding receipt of surface waters from the property.
The recorded agreement must be filed with the City prior to issuance of the Certiricate
of Occupancy.
8. The plans and construction shall comply with all requirements of the Building Code in
Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices
set forth in Section 8.56.070 shall be complied with and noted on construction plans.
9. 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 and this Resolution prior to the submittal to the Building Division for
Plan Check.
10. Prior to the submittal of structural plans to the Building Division for Plan Check an
'Acceptance of Conditions' affidavit and recording fees shall be filed with the Plannin!P
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 approval.
11. The applicant shall submit all required plans and reports to comply with the City's
construction debris recycling program including manifests from both the recycler and
County landfill; at least 65% of demolition debris associated with demolition of the
existing improvements and new construction shall be recycled.
[2. The address of each condominium unit shall be conspicuously displayed on tne 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.
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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 utility 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 properties/structures, sewer laterals, and
storm drain main lines on street.
15. Project construction shall protect private and public property in compliance with HRMC
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.
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19. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch.and must implement Low Impact Development Standards,
and submit at time of grading and plan check along with an erosion control plan.
II The Final Map shall comply with all requirements of the Subdivision Map 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.
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