HomeMy WebLinkAboutPC Resolution 14-06 - (1111 17th st)P.C. RESOLUTION 14-6
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL
USE PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING
TENTATIVE PARCEL MAP #72604 FOR A TWO -UNIT CONDOMINIUM
PROJECT AT 1111 AND 1113-17TH STREET, LEGALLY DESCRIBED
AS A PORTION OF LOT 6, ANGELA HEIGHTS TRACT, CITY OF
HERMOSA BEACH.
The Planning Commission of the City of'Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed on January 14, 2014 by 1111-17th STREET, , LLC,
Robert G. Salim, Member, owner of real property located at 1111-17th Street (APN 4185-023-
002), seeking approval of Conditional Use Permit 14-3, Precise Development Plan 14-3, and
Vesting Tentative Parcel Map #72604 to develop a two -unit attached residential condominium
project.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider the
subject application on March 18, 2014, at which time testimony and evidence, both written and
oral, was presented to and considered by the Planning Commission.
Section 3. The project is Categorically Exempt from the California Environmental Quality
Act (CEQA) pursuant to CEQA Guidelines Section 15303(b) because the project consists of a
two -unit condominium project replacing a duplex within an urbanized area with available
services and the project as conditioned will comply with the General Plan and Zoning Ordinance,
Section 4. Based on evidence received at the public hearing, the Planning Commission
makes the following factual findings:
1. The applicant filed applications for a Precise Development Plan, Conditional Use Permit
and Vesting Tentative Map to demolish an existing duplex with attached garage and to develop a
two -unit attached condominium project located at the north-east corner of 17th Street and
Prospect Avenue.
2. The project will be provided access by one 22-foot driveway apron on the Prospect
Avenue frontage, and driveways that lead to two adjoining 2-car garages with guest and
replacement parking on the driveways.
3. The subject property contains 4,029 square feet with 60 percent of the subject lot covered
by buildings.
4. The subject property is classified Medium Density Residential in the General Plan, and is
zoned R-2B Limited Two -Family Residential which allows two units based on a density standard
that allows one unit per 1,750 square feet of land.
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Section 5. Based on the testimony and evidence received, the Planning Commission makes
the following findings pertaining to the application for a Tentative Tract Map pursuant to
California Government Code Section 66474 and Section 16.08.060 of the Municipal Code:
1. The proposal is consistent with the General Plan and R-213 Limited Multiple -Family
Residential zone because the project is an allowed use, has density less' than 25 units per acre,
and as conditioned complies with all zoning standards.
2. The site is moderately sloping upward from Prospect Avenue and is physically suitable
for a two -unit residential condominium consisting of two (2) two-story plus basement buildings
and parking via one 22 foot wide driveway leading to a two -car garage for each unit and two
guest spaces in tandem with each garage. A portion of the guest parking spaces is located within
the public right-of-way, necessitating approval of an Encroachment Permit by the Public Works
Department.
3. The subdivision and improvements required provide for adequate drainage, sanitation and
potable water, underground utilities, access and parking, and therefore the subdivision is not
likely to cause public health problems. The project will provide permeable surfacing on
approximately 68 percent of the lot (excluding the building footprint) and stormwater retention
facilities per Section 8.60.070(B)(7).
4. The property does not exhibit any existing 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. In accordance with
Section 17.46.060, in order to provide a safety vision triangle at the Prospect Avenue/17th Street
lot corner, the developer is required to dedicate a triangular shaped area (10' x 10' x 14.14') of
the property to the City for street -right-of-way. The height of plantings within this "vision
triangle" shall be according to Public Works standards and shall be regulated through the
CC&Rs and Encroachment Permit issued for the project.
5. Design of the proposed subdivision as conditioned is compatible and consistent with
applicable elements of the City's General Plan and the immediate environment which is
developed with single- and multiple -family units, being consistent with purposes of the
designation, density and development standards, and parking, access and services are provided,
together with Park and Recreation Area Dedication in -lieu fee for each unit at the time of Final
Map submittal.
6. The project as conditioned will conform to all zoning and condominium standards and
will be compatible with neighboring properties within the same zone, which are developed with
similar residential uses.
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 and the project is categorically exempt from CEQA pursuant to CEQA Guidelines
Section 15303(b).
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8. The proposed subdivision will be consistent with the prevailing density and not 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
square footage 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-2B
Limited zone and condominium ordinance.
Section 6. Based on the testimony and evidence received, the Planning Commission makes
the following findings pertaining to the application for a Conditional Use Permit and Precise
Development Plan pursuant to Sections 17.40.020 and 17.58.030 of the Municipal Code:
1. The proposal is consistent with the Medium Density Residential designation and R-2B
Limited 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 standards.
2. The site is zoned R-2B Limited Multiple Family Residential and is physically suitable for
a two -unit attached condominium project, with each unit containing a basement plus two stories.
The project will replace an existing duplex. Both units (1111-17th Street and 1113-17th Street)
will front on Prospect Avenue and contain 2,633 square feet of habitable area. Each unit has a
two -car garage located on the ground level accessed via a shared 22-foot wide curb cut leading to
individual 16-foot driveways. Two guest parking spaces are provided for each unit in front of the
garage.
3. The subdivision and improvements as conditioned provide for adequate drainage,
sanitation and potable water, underground utilities, off-street parking and safe access from a
public street, will not cause substantial traffic impacts, and will comply with all construction
requirements including but not limited to best management practices. Curb, gutter and sidewalk
and driveway encroachment will be constructed to Public Works specifications. The project will
provide for a lot corner dedication to accommodate a safety vision triangle to provide for line -of -
sight at the intersection of Prospect Avenue and 17th Street adjacent to the project. The loss of
street parking on Prospect Avenue due to the installation of the project driveway aprons will be
minimized by the replacement of 19 lineal feet of curb on 17th Street in the area of the existing
driveway apron and compliant onsite parking (eight parking spaces total).
4. 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 stormwater to compensate for loss of permeable surfaces and
landscaping to enhance aesthetics, being consistent with purposes of the designation, and all
density and development standards, and access and services are provided including a Park and
Recreation Area Dedication in -lieu fee for each unit when the project submits the Final Map.
5. The project as conditioned is consistent with the General Plan and will ensure
compatibility of the proposed density, use and design with neighboring properties. Landscaping
in the front, rear, and easterly side yard will improve aesthetics and the project is conditioned to
require a minimum of three 36-inch box trees onsite. Open space in the form of decks will be
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provided at the second floor and roof. Decks at the second floor (206 square feet each) are
located near the front near Prospect Avenue and the roof decks (181 square feet each) are located
approximately in the center of the roof area. Close proximity to adjacent buildings is common
within the City's residential neighborhoods and potential impacts relating to light, noise, and
extraordinary privacy and compatibility issues are not anticipated.
6. The project as conditioned will conform to all zoning and condominium standards in
Section 17.22.060 and will be compatible with neighboring residential properties which also
exhibit one- and two-story residential uses. Lot width exceeds 29 feet, unit sizes exceed 1,600
square feet for the proposed four bedroom units, height limits are met, and all setbacks are in
compliance. Storage areas for each unit are provided in each garage per code. Alteration of
natural features will occur to accommodate the basement level. Stormwater runoff will be
minimized via 68% percent permeable surfaces (excluding the building footprint) and a final
landscape plan shall be provided per the Green Building, Water Efficient, Water Conservation
and Condominium landscape standards per Sections 8.60.070(B)(7), 15.48.020 (A4.106.4),
17.22.060(H) and 8.56.070.
Section 7. Based on the foregoing, the Planning Commission hereby approves the subject
Conditional Use Permit 14-3, Precise Development Plan 14-3, and Vesting Tentative Parcel Map
#72604 for a two -unit residential 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 March 18, 2014. The Community Development Director may approve minor
modifications that do not otherwise conflict with the Municipal Code or
requirements of this approval.
2. The project shall fully comply with all requirements of the R-2B Limited Multiple -
Family Residential zone in Chapter 17.14 as applicable and the Condominium
Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to:
a) Design and construction shall comply with Section 17.22.060 except as
specifically stated in this Resolution.
b) Conduit to accommodate roof mounted alternative energy equipment for solar
energy and solar thermal shall be supplied per Section 15.32.140.
c) The requirements of Section 17.22.060(F) shall be shown on structural plans and
reviewed at the time of Building Division Plan Check.
d) A minimum of 300 square feet of open space shall be provided for each unit.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with Section 17.22.060(E) of the Municipal Code. Designated storage
shall be clearly shown on plans.
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3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed
and approved by the Community Development Director and City Attorney in
conformance with Section 17.22.050 of the Municipal Code and conditions of this
permit prior to the issuance of Building Permits.
a) A total of three guest spaces in total provided on the driveways shall be
maintained for guests of each unit, and the CC&Rs shall reflect this condition.
b) The applicant shall secure an Encroachment Permit for use of the public right-
of-way for the driveway encroachments and guest parking and landscaping and
shall incorporate the Permit including all conditions into the project CC&R's.
c) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director within three (3) months after recordation of the Final Map.
d) CC&Rs shall incorporate the requirements of Sections 8.60.070(B)(7), 15.48.020
(A4.106.4), 17.22.060(H) and 8.56.070 of the Municipal Code addressing water
conservation, landscaping and its maintenance, and stormwater runoff elements and
facilities.
4. The project shall comply with all requirements of the Building Division, Public
Works Department and Fire Department, and the City of Hermosa Beach
Municipal Code.
5. Two copies of a Final Landscaping 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
for review and approval prior to the issuance of Building Permits. The Final Plan
shall also include the following:
a) The Final Landscaping Plan shall comply with Sections 17.22.060(H) and
8.60.070 of the Municipal Code to the satisfaction of the Community Development
Director.
b) A minimum of three 36-inch box size non-invasive drought -tolerant trees shall
be provided.
c) An automatic landscape sprinkler system consistent with Section 17.22.060(H) of
the Municipal Code shall be provided, and shall be shown on plans (Building
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 addition:
a) All parking dimensions shall comply with Chapter 17.44 of the Municipal Code.
Roll -up automatic garage doors shall be installed on all garage door openings and
clearly indicated on floor plans.
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b) All exterior lighting shall be downcast and 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 (three 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.
c) Solid waste (refuse and recycling facilities) shall comply with Chapter 8.12 of the
Municipal Code. Each unit shall supply adequate area for three carts of 2.5 feet
wide by 2.5 feet deep each.
d) Any satellite dish antennas and/or similar equipment shall comply with Section
17.46.240 of the Municipal Code.
7. The plans shall comply with Subsection A4.106.4 (water permeable surfaces) of
Section 15.48.020 of the Municipal Code and install permeable surfaces in the guest
parking space and other non -landscaped areas to the maximum extent feasible. Curb
inlets to allow drainage to landscape shall be installed. If providing water permeable
surfaces on at least 50 percent of exterior surface area and incorporating measures
in 8.60.070(H) to the extent practicable to infiltrate the volume of runoff produced by
a 0.75 inch storm event is not feasible, the applicant shall infiltrate runoff onsite. In
the event that subsurface infiltration is required, construction and civil plans shall
designate the 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 onsite
subsurface infiltration is achieved. The amount of the bond shall be determined by
the Building Division. All other drainage shall be routed to an offsite facility or
onsite permeable area approved by the City. To the extent possible, a portion of
roof drainage shall be routed to onsite permeable areas. No drainage shall flow over
any driveway or sidewalk or offsite.
If the drainage of surface waters onto the property requires a sump pump to
discharge said 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 Certificate 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 of the Municipal Code.
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 and Final Landscape Plan, including site,
elevation and floor plans, which are consistent with the conditions of approval of
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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
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 of 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 percent of demolition debris associated with
demolition of the existing improvements and new construction shall be recycled.
12. The approved address of each condominium unit shall be conspicuously displayed
on the street side of each unit with externally or internally lit numbers and the
method for illumination shall be shown on construction plans. Address numbering
and display shall comply with Section 15.40.020 and be subject to approval by the
Community Development Department.
Final Map and Certificate of Occupancy
13. The Final Map shall comply with all requirements of the Subdivision Map Act and
Chapter 16.08 of the Municipal Code.
14. Pursuant to Chapter 16.12 of the Municipal Code the applicant shall pay to the City
of Hermosa Beach Park and Recreation Area Dedication fees for both units in -lieu
of onsite parkland dedication.
15. Prior to approval of the Final Map, and prior to issuance of any 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.
Construction•
16. 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 construction.
a) The form of the notification shall be provided by the Planning Division of the
Community Development Department.
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b) Building Permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
17. Prior to issuance of a Building Permit, a civil engineering plan prepared by a
licensed civil engineer, and approved by the Public Works Director, addressing
grading, a driveway and parking encroachment, undergrounding of all utilities,
sidewalk, curb and gutter improvements as applicable along Prospect Avenue and
17th Streets, onsite and offsite 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.
18. 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 an Encroachment Permit has been approved by the
Public Works Department.
19. A plan for urban and stormwater runoff controls required by the Municipal Code
including Section 8.60.070(H) and this Resolution, approved by Public Works
Department, shall be set forth on the construction plans in accordance with Chapter
8.44 and Section 8.44.090, and the applicant shall at all times comply with the
required best management practices.
20. 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.
Other:
21. 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.
22. The Planning Commission may review this Conditional Use Permit or Precise
Development Plan 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.
23. The subject property shall be developed, maintained and operated in full
compliance with the conditions of this grant 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 conditions.
Section 8. This grant 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 grant.
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
found 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")
from and against any claim, action, or proceeding brought by a third party against the
indemnified 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.
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 grant.
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: Comm.Allen,Flaherty,Perrotti,Pizer,Chmn.Hoffman
NOES: None
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 14-6 is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa Beach, California, at its regular
34"1 n of March 18, 2014. '
1 �cr 1" ��Gr�, airman .� �, y 1.
lc
, Chairman
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' �� em t l crtst , Secretary
March 18 2014
Date