HomeMy WebLinkAboutPC Resolution 10-10 - (719-725 21st St.)P.C. RESOLUTION 10-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT AMENDMENT AND A PRECISE DEVELOPMENT PLAN
AMENDMENT FOR A 4-UNIT CONDOMINIUM PROJECT LOCATED AT 719
AND 725 21ST STREET, LEGALLY DESCRIBED AS LOTS 23 AND 24, HERMOSA
VIEW TRACT NO. 1, HERMOSA BEACH.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Urban Pointe Development, owner of real property located at
719 and 725 21st Street, seeking approval of Conditional Use Permit Amendment 10-5 and Precise
Development Plan Amendment 10-7 for a four-unit condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider the
subject application on June 15, 2010, at which testimony and evidence, both written and oral, was presented
to and considered by the Planning Commission.
Section 3. Based on evidence received at the public hearing, the Planning Commission makes the
following factual findings:
1. The subject application requests to amend a Conditional Use Permit and Precise Development Plan
for a four-unit detached condominium project approved on March 18, 2008 per Planning Commission
Resolution 08-21; said resolution also approved Vesting Tentative Map 70310. Approval of the Conditional Use
Permit and Precise Development Plan was extended on October 20, 2009 to September 17, 2010.
2. The project site is comprised of two vacant 6,863 square foot lots (13,726 square feet combined)
that front onto 21st Street.
3. The site is zoned SPA-10 (Specific Plan Area No. 10) which allows a minimum lot area per
dwelling unit of 3,350 square feet and a maximum of four units per lot and therefore requires the two lots to
be combined, and designated LD (Low Density Residential) in the General Plan. Adjoining properties are zoned
R-1 and Specific Plan Area No. 5.
4. The proposed project remains generally consistent with previous scope of work in that two lots will
be merged to construct four (4) detached condominium units utilizing a shared driveway easement with an eight-
unit condominium project (731-739 21st Street) approved by the Planning Commission in late 2006.
5. Proposed modifications include modification of exterior architectural design from Craftsman and
Cape Cod to modern architectural style; reduction of total livable floor area from 11,876 square feet comprising
4 bedroom and 3.5 bathroom units, to 10,260 square feet comprising 3 bedroom and 2.5 bathroom units;
elimination of roof decks but increase in deck areas; increase in private open space from 313 and 335 square feet
per unit to 1,004 square feet per unit; and increase in private storage area from 230 and 285 cubic feet per unit to
318 cubic feet for each unit.
6. Each unit continues to gain access utilizing a compliant shared driveway easement with an 8-unit
condominium project at 731-739 21st Street, and as previously eight garage parking spaces are provided along
with two outside guest parking spaces.
Section 4. The project is Categorically Exempt from the California Environmental Quality Act per
CEQA Guidelines Section 15332, Class 3 Infill Development Project because the 13,726 square feet lot is
zoned SPA-10 and designated LD in the General Plan allowing residential development, within an area
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completely developed with residential uses with availability of all urban services, and no impacts to wildlife,
or effects relating to traffic, noise, air or water quality other adverse effects are identified.
Section 5. Based on the foregoing factual findings, the Planning Commission makes the following
findings pertaining to the application for a Conditional Use Permit amendment and a Precise Development
Plan amendment:
1. The site is zoned Specific Plan Area No. 10 and is moderately sloping and physically suitable for the
type and density of the proposed development.
2. Pursuant to H.B.M.C. Sections 17.40.020 and 17.58.030, the proposed 4-unit detached single
family dwellings consists of the same type and density of development as the previously approved project,
and complies will the Municipal Code, is compatible with surrounding uses and will not cause adverse
effects to services, the natural environment or the neighborhood as follows:
A. Distance from existing residential uses, churches, schools, hospitals and public playgrounds in
relation to negative effects, including noise, odor, dust and/or vibration that may be generated
by the proposed use: Negative effects are not anticipated as the project continues to be a small
residential project in a residential neighborhood, and the revised project has a decreased number
of bedrooms per unit. The project must comply with city construction rules to limit noise and
adverse impacts during construction.
B. Existing or proposed off-street parking in relation to need, and estimated generated traffic
volume and the capacity and safety of streets serving the area: No changes to the project are
proposed affecting traffic or parking; the project continues to comply with all parking standards.
C. The combination of uses proposed, as they are related to compatibility: Only one use type is
proposed.
D. The proposed exterior signs and decor, and the compatibility thereof with existing
establishments in the area: The architectural style of the approved project has been modified
from a variety of Craftsman and Cape Cod styles, to a similar modern architectural style for all
units using smooth cement plaster finishes, sectional garage doors, glazing system windows,
with varied building materials to achieve a unique exterior appearance of each unit. The
approved plans were more architecturally consistent with the 8-unit condominium project to the
east. The new design will visually distinguish between the two projects, and is more consistent
with the character of a single-family neighborhood.
E. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools:
The project concept was intended to be integrated with the condominium project to the east, and
the units and driveways are accordingly oriented to the driveway shared with the project to the
east.
F. Impact of the proposed use to the city’s infrastructure, and/or services: The project has been
reduced and continues to be a 4-unit residential project, which has been reduced in livable floor
area and number of bedrooms, in an area zoned for residential uses with urban services, and
therefore no impacts are anticipated.
G. Other considerations to ensure assure compatibility with the surrounding uses, and the city as a
whole: The project complies with the City’s requirements to create sustainable development.
Although the new Water-Efficient Landscape Ordinance (H.B.M.C. Chapter 8.60) was adopted
after approval of the Vesting Tentative Map for this project and can not be retroactively applied
to this project, the original project was conditioned to require drought-tolerant landscaping
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(Condition 6(c)), which will help the city and state’s water conservation efforts. Moreover, the
water conservation regulations in Chapter 8.56 apply citywide to all water users because
maintaining a reliable water supply is essential to the public health, safety and welfare. Future
water use at the development will comply with Chapter 8.56. Original Condition 3 in Resolution
08-21 also requires the developer to work with staff to incorporate green features.
3. Adoption of this Resolution amends Condition of Approval 1 in Resolution 08-21 and adds
additional conditions related to the CUP and PDP amendment. The remaining conditions in Resolution 08-21
remain in full force and effect and shall be read together with the conditions of approval herein to comprise the
full set of conditions on the four-unit condominium project at 719 and 725 21st Street.
Section 6. Based on the foregoing, the Planning Commission hereby approves the subject
Conditional Use Permit, Precise Development Plan Amendments subject to the following Conditions of
Approval:
1. Condition of Approval 1 set forth in Planning Commission Resolution 08-21 is hereby amended
to read:
The development and continued use of the property shall be in conformance with submitted
plans, including landscape plans, received and reviewed by the Planning Commission at their
meeting of June 15, 2010, and as revised to conform to all conditions of approval. Minor
modifications may be approved by the Community Development Director.
a) Height information must be clearly identified on elevation drawings and consistent with
information shown on roof plan, and in comply with height limit requirement.
b) The maximum height of any front yard wall, fence or planter shall not exceed 42 inches.
2. All other Conditions of Approval 2 through 16 set forth in Planning Commission Resolution 08-21
shall remain in full force and effect.
3. If the Final Map has not been recorded prior to issuance of any Certificate of Occupancy, then a
Certificate of Compliance consolidating the two lots into one parcel approved by the Community
Development Director shall be recorded in the Office of the Los Angeles County Recorder prior
to the issuance of any Certificate of Occupancy. A preliminary title report current within six
months shall be submitted to the Community Development Department with the proposed
Certificate of Compliance.
4. The project shall comply with Section 8.44.080 of the H.B.M.C. (Good Housekeeping Provisions)
and best management practices acceptable to the City shall be prominently shown on
construction plans.
5. The use of water at the development shall comply with H.B.M.C. Chapter 8.56 (Water
Conservation and Drought Management Plan).
6. Pursuant to H.B.M.C Section 17.44. 160, all exterior lighting shall be downcast, full cut-off and
shall not shine on neighboring properties, and bulbs shall not be visible to people in residences,
and shall be the minimum intensity necessary for the intended use.
Section 6. 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.
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