HomeMy WebLinkAboutPC Resolution 14-23 - (609-611 Longfellow Avenue)P.C. RESOLUTION 14-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN,
VESTING TENTATIVE PARCEL MAP #73031 FOR A TWO -UNIT
CONDOMINIUM PROJECT AT 609 AND 611 LONGFELLOW
AVENUE, CITY OF HERMOSA BEACH, LEGALLY DESCRIBED
AS LOTS 57 AND 58, SOUTHERN CALIFORNIA CONVENTION
HALL AND MARINE VIEW PARK, AS PER MAP RECORDED IN
BOOK 18, PAGES 2 AND 3 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF LOS ANGELES.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed on August 11, 2014 by HBL Development, LLC.,
owner of real property located at 609 — 611 Longfellow Avenue, seeking approval of a Conditional
Use Permit 14-13, Precise Development Plan 14-20, and Vesting Tentative Parcel Map #73031 for
a two -unit detached residential condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the subject application on September 16, 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 pursuant to CEQA Guidelines Sections 15303(b) and 15315 because the project consists of
infill development on an urban site zoned for residential uses, the project as conditioned will
comply with the General Plan and zoning code, no variances are requested, and the project is within
an urban area with access and available services.
Section 4. Based on evidence received at the public hearing, the Planning Commission
makes the following factual findings:
1. The applicant has filed applications for a Conditional Use Permit, Precise Development
Plan and Vesting Tentative Map to demolish a duplex and a detached garage and develop a two -unit
residential condominium project with a reciprocal driveway and turning area easement with an
adjacent two -unit condominium project to the east (613-615 Longfellow Ave, Lots 55 and 56,
Southern California Convention Hall and Marine View Park).
2. The subject property contains 5,008 square feet, is designated Medium Density
Residential on the General Plan Map, and R-213 Limited Multiple -Family Residential on the Zoning
Map.
Section 5. Based on the testimony and evidence received, the Planning Commission makes
the following findings pertaining to the application for a Vesting Tentative Tract Map pursuant to
the California Government Code Section 66474 and Sections 16.08.060 and 16.16.060 of the
Municipal Code:
1. The proposal is consistent 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 standards.
2. The site is zoned R-2B and is physically suitable for a two -unit detached residential
condominium with both units containing three stories with a roof deck, ground level 2-car garage
and one shared guest spaces located at the end of the shared driveway.
3. The proposed driveway accessed via Boundary Place and turning area in front of each
garage, are shared with the condominium project to the east, 613-615 Longfellow Avenue, with a
reciprocal driveway and turning area easement agreement.
4. 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 will provide permeable surfaces and if required infiltration
for onsite retention of storm water as required by Section 15.48.020 (A4.106.4).
5. The property is accessed via Boundary Place, a 20-foot wide public alley, 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.
6. Design of the proposed subdivision as conditioned is compatible and consistent with
applicable elements of the City's General Plan and the immediate residential environment, being
consistent with purposes of the designation, density and development standards, parking, access and
services are provided, together with Recreation and Park Area Dedication in -lieu fees (Quimby Act
fee) for two units at the time of Final Map submittal.
7. The project as conditioned will conform to all zoning and condominium standards and will
be compatible with neighboring properties in the same zone, which are developed with similar
residential uses.
8. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or their
habitat because the project is categorically exempt from CEQA pursuant to CEQA Guidelines
Sections 15303(b) and 15315.
9. The proposed subdivision will be consistent with the prevailing lot pattern 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 density
allowed, and conditions have been placed on the project to ensure compatibility.
10. The size of the proposed lot is not smaller than the prevailing lot size and lot frontage
within the same zone and General Plan designation within a three hundred (300) foot radius; the
subdivision consists of the division of airspace on a parcel of size and frontage consistent with
existing development in the R-2B zone.
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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-2B 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 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 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 standards.
2. The project will replace an aged duplex and a detached two -car garage; the structures are
not identified as historic resources in the General Plan and do not exhibit other exceptional qualities.
The site is zoned R-2B and is physically suitable for a two -unit detached residential condominium,
each unit providing 2,867 square feet of habitable area in three-story and a roof decks. Each unit also
contains a ground level 2-car garage and one guest parking space is provided for the project.
3. The subdivision and improvements provide for adequate drainage, sanitation and potable
water, underground utilities, supply access via a reciprocal easement, required off-street parking and
safe access from a public street, and will comply with all construction requirements.
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 Recreation and Park Dedication in -lieu fees
due when the Final Map is filed.
5. The proposed project as conditioned is consistent with the General Plan and will ensure
compatibility of the proposed density, use and design with surrounding residential environment.
6. The project as conditioned will conform to all zoning and condominium standards and will
be compatible with neighboring residential properties which also contain two -and three-story
residential uses and condominium projects. The project as conditioned complies with Section
17.22.060 with lot width exceeding 29 feet, unit sizes exceed 1,600 square feet, building height and
yard setback are compliant. Each unit provides compliant solid waste and storage areas. All utilities
will be placed underground, integrated into the design, separately metered and independently
provided in each unit. As required, stormwater runoff will be minimized per the green building
standards and the required landscape plan.
7. At the July 2014 meeting, the Commission considered a two -unit condominium project
to the west (605-607 Longfellow Avenue), neighbors expressed concerns with new curb cut along
Longfellow Ave and higher density development. The Commission stated the project does not result
in extraordinary impacts to properties in the vicinity and is typical of a densely developed city;
finding the project in compliant with zoning regulations.
8. The building is designed in contemporary style with wrought iron guardrails, smooth
sand color stucco, stone veneer, gray colored barnwood are provided to enhance buildings
articulation and complement adjacent condominium projects to east and west, thus no substantial
privacy, light, air, or view impacts are anticipated.
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 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
September 9, 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 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.
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 and conditions of this approval prior to the
issuance of Building Permits.
a) Recording of reciprocal driveway and vehicle turning area easement agreement in
a form and to the satisfaction of the Community Development Director and the
City Attorney shall be submitted to the City prior to issuance of the building
permit.
b) CC&R shall identify and provide for maintenance of the shared driveway with
development to the east, unless this requirement is rendered inapplicable due to
abandonment of the concurrent development of the adjacent lot to the east, and the
driveway is redesigned to provide a separate complying driveway width for each
project.
c) Guest parking space shall remain open and accessible to guests of both units, rather
than being used for storage or any other purpose, and the CC&Rs shall reflect this
condition.
d) 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.
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.
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Building Plans:
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, Planning
Division for review and approval prior to the issuance of Building Permits. The Final
Plan shall also include the following:
a) The applicant shall provide a landscape plan to comply with Sections 17.22.060(H)
and 8.60.060 to the satisfaction of the Community Development Director.
b) An automatic landscape irrigation system consistent with Section 8.60.060(D) shall
be provided, and shall be shown on plans (Building Permits are required).
6. Architectural treatments 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. Roll -up automatic garage
doors shall be installed on all garage door openings and clearly indicated on floor
plans.
b) All exterior lighting shall be down cast, 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 thirty 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 and recycling facilities shall comply with Chapter 8.12.
d) Any satellite dish antennas and/or similar equipment shall comply with Section
17.46.240.
7. The plans shall comply with Subsection A4.106.4 (water permeable surfaces) of Section
15.48.020. The applicant shall install permeable material in the driveway, guest parking
spaces 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% of exterior surface area is not feasible, the applicant shall infiltrate runoff
onsite. In the event that subsurface infiltration is required, 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 and clearly noted on plans. No drainage shall flow
over any driveway or sidewalk.
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 file 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.
9. Water conservation practices set forth in Section 8.56.070 shall be complied with and
noted on construction plans.
10. Two copies of final construction plans, including site, elevation, floor and landscape
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.
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.
12. The address of each condominium unit shall be conspicuously displayed 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 comply
with Section 15.40.020 and subject to approval by the Community Development
Department.
Final Man and Certificate of Occur)anc
13. The Final Map shall comply with all requirements of the Subdivision Map Act and
Chapter 16.08 of the Municipal Code.
14. The Final Map shall identify the location of the shared driveway and reciprocal
easements and maintenance agreements shall be provided on the Final Maps or
concurrent documents referenced thereto for this Lots 57 and 58 and adjacent Lots 55
and 56, unless this requirement is rendered inapplicable due to abandonment of the
concurrent development of the adjacent Lots 55 and 56, Southern California
Convention Hall and Marine View Park or each project is independently providing a
complying driveway width.
15. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Beach
Recreation and Park Dedication in -lieu fees for two condominium units pursuant to
Chapter 16.12.
16. 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.
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Construction•
17. 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.
b) Building permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
18. Prior to issuance of a Building Permit, an approved civil engineering plan prepared by
a licensed civil engineer, and approved by the Public Works Director, addressing
grading, undergrounding of all utilities, driveway, sidewalk, curb and gutter
improvements, 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.
19. 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.
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.
21. A plan for urban and stormwater runoff controls 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.
Other:
22. 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.
23. 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.
24. 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.
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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 attorneys 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: Comms. Hoffman, Perrotti, Pizer, Chmn. Allen
NOES: None
ABSTAIN: None
ABSENT: Comm. Flaherty
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 14-23 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 Septerpber 16, 2014.
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Kent 1i, Cl-lrmal��b�ton, Secretary
Smeptember 16.2014
Date
F:b95\cd\pc\2014\09-16-14\609 Longfellow Av\Reso 14-23 final
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