HomeMy WebLinkAboutPC Resolution 18-31 - (222-220 27th)EXEMPT CALIFORNIA ENVIRONMENTAL QUALITY
ACT.
of property located at 222-220 27 1h Street, seeking approval 1,Permit
DevelopmentPrecise a, a,'
d Vesting Tentative Parcel Map #82330 for a two -unit
detached residential condominium !;
projectSection 3. The *Exemptn California Environmental
becauseAct (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New
Construction or Conversion of Small Structures, the project is construction of limited
numbersspecifically,
residential structures in an urbanized area, totaling no more than six dwelling units.
Section
4 Based and evidencereceived, the Planningn
findingsthe following pertainingapplication a! e, n Parcel M ► pursuant
to the California Government Code Section 66474 and Section 16.08.060 of the Municipal Code:
attached
2. The site is physically suitable for a two -unit residential condominium project with
Unit I and i k three levels with one guest parking space• designated to each
3. The subdivision and p, - provide a , , , a ., sanitation- e
water, underground n parking and construction requirements, therefore not
likely to cause public problems. -conditioned
facilitiessurfacing and storm water retention +ximum extent feasible per Section 8.44.095
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Parking for the existing two-story duplex is accessed from 27th Court access, and the
proposed attached two -car garage for each unit will be accessed from Ozone Court at the
west side of the property. There are three existing on -street public parking spaces and one
partial on -street public parking space: three along 27th Street and one parallel to Ozone
Court. The proposed on -site parking spaces will not interfere with the existing on -street
public parking spaces, and all existing on -street public parking spaces will remain. The
proposed driveway design profile includes a driveway slope of 8.4% on the subject site. The
existing four -foot sidewalk located along 27th street will not be modified, and there are no
existing or proposed sidewalks located along the adjacent alleys, Ozone Court and 27th
Court. Pedestrian access for both units will be accessed from the east side yard and the
proposal is to have no pedestrian access along 27th Street.
The combination of uses proposed, as they relate to compatibility,
The proposed two-family residential use is consistent with the zoning designation in the
vicinity.
The relationship of the estimated generated traffic volume and the capacity and safety of
streets serving the area;
Additional traffic volume is not anticipated because the proposal is to replace an existing
duplex with a two -unit condominium single-family dwelling that provides additional on -site
parking. In addition 27 1h 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 existing
establishments in the area;
The proposed two -unit condominium is designed with a building height and contemporary
modem 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 design is consistent with some aspects of the desired building form and
character for the North End Character Area in that it features an articulated front building
faqade at the front elevation rather than a garage, and provides setbacks consistent with the
five-foot minimum required front yard setback in the R-2 zone. In addition, parking for both
units will be accessed off the alley, which supports frontages that are pedestrian -oriented and
active, as the four -foot sidewalk along 27th Street will be maintained. Buildings in this
Character Area should have a primary entrance onto the numbered streets. Further, General
Pan Land Use Policy 2.7 indicates that, wherever feasible, buildings should be oriented to
address streets. The front door of the existing home is on the north elevation facing 27th
Street. While the proposed design includes "eyes on the street" from Unit I windows and
third floor deck, the primary entrances are along the east side of the building. Notably, the
Unit I primary entrance is proposed at the most northeasterly comer of the building, with a
tall, narrow window immediately adjacent on the north elevation facing 27th Street.
Therefore, it appears feasible to relocate the front door to the north elevation facing 27th
Street. The applicant has confirmed that the proposed revisions are feasible and a condition
of approval has been added to reflect relocation aft Unit I front door to the north
elevation.
0. Noise, odor, dust andlor vibration that maybe generated by the proposed use,
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.
Impact of the proposed use to the city's infrastructure, 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.
E Adequacy of mitigation measures to minimize environmental impacts in quantitative terms;
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
Conditional Use Permit 18-7, Precise Development Plan 18-10, and Vesting Tentative Parcel Map
No. 82330 for a two -unit attached 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 ot
November 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 conditions of this permit.
a) The primary entrance for Unit 1 shall be relocated from the east side yard to the
front building elevation adjacent to 27th Street, to the satisfaction of the
Community Development Director.
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-foca
height limit. Precise building height compliance shall be reviewed at the time
Plan Check, to the satisfaction of the Community Development Director. i
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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.
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.
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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recreational vehicles shall not be allowed and the CC&Rs shall reflect this
condition.
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C 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 Planninly
Division for review and approval prior to the issuance of Building Permits. The Final
Landscape Plan shall also include the following:
9.-) 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 HBMC Section
17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are
required).
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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 addition:
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 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
illumination found to be excessively brilliant or impacting to nearby properties.
d) 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 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 map
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 Certificati�r,
of Occupancy.
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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 riled 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 approval.
1® 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.
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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.
1, 3. 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.
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storm drain main lines on street.
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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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Final MaLI�Aqd (,'ertificide of QcetniancI
20. 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.
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 he 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 he 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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C4. 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 for commencement of
constrtwJk-,T,,.
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 an affidavit
certifying mailing of the notice.
25. 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.
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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.
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 violatioT
of these conditions.
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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 conditions is separately enforced, and if one of the conditions of approval is
Cound to be invalid by a court of law, all the other conditions shall remain valid and enforceable.
To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of
Hermosa Beach, its City Council, its officers, employees and agents (the "indemnified parties")
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parties and the applicant to attack, set aside, or void any permit or approval for this project
authorized by the City, including (without limitation) reimbursing the City its actual attorney's
fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any
such action with attorneys of its choice.
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The permittee shall reimburse the City for any court and attorney's fees which the City may be
required to pay as a result of any claim or action brought against the City because of this permit.
Although the permittee is the real party in interest in an action, the City may, at its sole discretion,
participate at its own expense in the defense of the action, but such participation shall not relieve
the permittee of any obligation under this condition.
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: Commissioners Hoffman, Saemann, Flaherty and Pedersen
NOES:
ABSTAIN:
ABSENT:
RECUSE: Chairperson Rice
MIWIIIUMIUGN��
I hereby certify the foregoing Resolution P.C. 18-31 is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa each, California, at its regular meeting
of Novemb - 20, 2018®
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714
'"ZDave Pedersen, Vice Chairperson Ken 11�r1l)Li�s o,Secretary
i k Jo 1-t ir
Date
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