HomeMy WebLinkAboutPC Resolution 14-24 - (613-615 Longfellow Avenue)P.C. RESOLUTION 14-24
A RESOLUTION OJ;'TfI.E PLANNING' COMMISSION OFTHE CITY OF
HERMOSA BEACII, CALIFORNIA, APPROVING A CONDITIONAI, USE
PERMIT PRECISE DEVELOPMENT PLAN, VESTING TENTATIVE
PARCEL , MAP #73032 FOR ATWO-UNITC'ONI . )OMINIUM 'PROJECT AT
613 AND 615 Lid N(1'T'FEIA,OW AVENUE, CITY OM
F tIEROSA BEAC1,11
LEG'ALI,Y DESCRIBED AS LOTS 55 AND 56, SOUTHERN CALIFORNIA
CONVENTION HALL AND MARINE VIEW PARK, AS PER MAP
AGES 2 AND 3 OF MAPS, IN THE OFFICE OF
RE,CORDEDIN BOOK 18, P ,
THE COUNTY REC',ORDER OF'LOS, ANGELES.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
"ection I An application was filed on August 11, 2014 byl-1131., Development, 1-,t,C,, owner of
—S.
real property located at 613 — 615 Longfellow Avenue, seeking approval of a Conditional Use Permit 14-
14, Precise Development Plan 14-21, and Vesting Tentative Parcel Mal) #73032 for a two-tinit 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.
�,S -ically 1,Nempt frorn (lie California Environniental Qtiality Act.
cctj()11 1. The is Categot t 11111
Sections 15303(b) and 15315 becat,ise the proJeCt cOnsis s of' i '' 11
Inirst'iant to C110A ("Juidelines ses, tile prqjecl as conditioned will coniply with the
development on an urban site zoned for residential Ll urban rea awith
General Man and zoning code, 110 variances are requested, and the project is within an
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 (,)se l,)erniit, Precise Development Plan
and Vesting Tentative Map to deniolish a duplex and a detached garage and develop a two -unit residential
condominium project with a recilmeal driveway easernent with an adjacent two -unit condominium
project to the west (609-611 Longfellow Ave, Lots 57 and 58, SoLithern 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-2B Limited Multiple -Family Residential on the Zoning Map.
Section5. Based on the testimony and evidence received, tlic plajining Commission makes the
following findings pertaining to the application Im a Vesting 'I"entative Tract Map pursuant to the
Calif7ornia (Joverninent Code Section 66474 and Sections 16.08.060 and 16.16,060 of the Municipal
Code:
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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,
will be shared with the condominium project to the west (609-611 Longfellow Ave, Lots 57 and 58,
Southern California Convention Hall and Marine View Park) 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 public alley, and do 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, 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 all 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, and aged barnwood siding are provided to enhance buildings articulation and
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complement adjacent condominium projects to the east, 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 16,
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 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 and turning
area with development to the east, unless this requirement is rendered inapplicable due to
abandonment of the concurrent development of the adjacent lot to the west (Lots 57 and 58,
Southern California Convention Hall and Marine View Park), 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.
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 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. 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 55 and 56 and adjacent Lots 57 and 58, unless this
requirement is rendered inapplicable due to abandonment of the concurrent development of
the adjacent Lots 57 and 58, 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.
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.
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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.
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. 14-24 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 September
16, 2 .14.
1 1I cl a"ri7"maa
September 16, 2014
Date
N 'r
l Iobertsoncre Secretary
tary
F:b95\cd\pc\2014\09-16-14\613 Longfellow Av/Reso 14-24 final