Loading...
HomeMy WebLinkAboutPC Resolution 09-19 - (526 25th St)P.C. RESOLUTION 09-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO CONSTRUCT TWO DETACHED DWELLING UNIT IN THE R-IA ZONE AT 526 25TH STREET, LEGALLY DESCRIBED AS LOT 9, C.C. HUNTS ADDITION TO HERMOSA TERRACE TRACT The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Chris Stouder seeking approval for a Precise Development Plan to construct two detached dwelling units on a parcel zoned R-lA at 526 25`b Street. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for a Precise Development Plan 09-8 on July 21, 2009, at which time the Staff Report and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Based on the Staff Report, testimony and evidence received, the Planning Commission makes the following factual findings: 1. The property encompasses 7,447 square feet and is zoned R-lA and is designated as low density residential in the General Plan; allowing two units on a lot provided the units are detached; 2. The applicant is proposing to demolish two detached dwelling units and construct two detached dwelling units on the property; 3. The proposed front unit consists of 3,678 square feet and the rear unit will have 937 square feet; 4. Parking is provided by a semi -subterranean two -car garage located within the front unit and four parking spaces (two sets of tandem spaces) are provided in a carport to the east of the front unit; and 5. The proposed project complies with R-lA development standards. Section 3. Based on the foregoing, the Planning Commission makes the following findings: 1. Pursuant to H.B.M.C. Section 17.40.020, the project will not impact residential or sensitive uses, will not cause significant noise or odor impacts, utilities services are available as the proposed use is same as existing, parking will be adequate and the use will generally be compatible with residential uses and the surroundings as follows: A. Distance from existing residential uses: The subject property is surrounded by other low density (R-1 and R-IA) residential development. Both sides of 25t' Street are zoned R-IA between Valley Drive and Morningside Drive. The proposed buildings will replace existing residences, and comply with required setbacks and open space requirements, and the proposed use is consistent with existing development on 25t' Street. Therefore, no adverse impacts are anticipated. B. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: The proposed project includes a 2-car garage within the front unit and a 4-car carport. However, the garage attached to the front unit contains one parking space for that unit, plus one parking space for the rear unit. The carport contains two sets of tandem spaces comprised of one space plus a tandem guest space for each dwelling. While the parking requirements do not prohibit this arrangement, it is unusual. An alternative, providing direct control of parking spaces for each unit, would be to locate two spaces for the front unit within its garage, two spaces in tandem within the carport for the rear unit, and one shared guest space in the carport. C. The combination of uses proposed: The proposed use is compatible with surrounding residential uses. There are 25 parcels fronting 25`h Street between Valley Drive and Morningside Drive that are zoned R-IA, of which 16 (64%) parcels are developed with two dwelling units. D. Estimate generated traffic volume and the capacity and safety of streets serving the area: The net number of units on the property will remain the same as the applicant proposes to demolish existing units and construct new units in its place. Therefore no net increase in traffic is projected since the number of units and use are the same. E. The proposed exterior signs, decor, and compatibility with existing establishments in the area: The craftsman style buildings will improve the appearance of the site. Neighboring properties were developed in the last ten years. The only signage will be street number signs for identification purpose. Dwellings on both sides of the subject lot are also two-story such that privacy is not an issue. F. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools. The proposed buildings are accessed from 25th Street via a driveway in substantially the same location as the existing driveway encroachment. The proposed building and driveway orientation is consistent with existing development on subject block. The nearest school is Valley School which is more than 100-feet away and there are no other sensitive uses nearby. Considering that the new units will replace existing units, and have the same orientation, staff believes there is minimal impact to residential properties nearby. G. Noise, odor, dust andlor vibration that may be generated by the proposed use. Hours of construction are limited to 8:00 a.m. and 7:00 p.m., Monday through Friday (except national holidays), and 9:00 a.m. and 5:00 p.m. Saturdays by Municipal Code Section 8.24.050. As indicated on submitted plans, trash and waste disposal is located within an unfinished storage area in compliance with Chapter 8.12 of Hermosa Beach Municipal Code. H. Impact of the proposed use to the city's infrastructure, andlor services: The proposed use is similar to the former building and will utilize existing infrastructure, although it can be expected that increased dwelling size will increase use f utilities. The proposed plan indicates that solar panels will be on the front unit. I. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms. ■ The proposal is exempt from the California Environmental Quality Act. The project does not require a Standard Urban Stormwater Management Plan. To ensure that stormwater protections are incorporated into the project, such as no washing of concrete into storm drains, best management practices displayed on construction plans will ensure compliance with Section 8.44.080 Good Housekeeping Provisions. ■ Overall, the project will reduce landscape and permeable area. Lot coverage will be increased form about 32 percent to 45 percent. The existing lot exhibits a well vegetated appearance. Although no landscape plan has been submitted, it appears that landscape will be reduced from an estimated 1,000 square feet or more to a new planter at northeast corner of the lot and possibly other minimal plantings. Staff recommends that existing permeable area be replaced by permeable area; this may include landscape within the open space that must be provided supplemented by permeable hard surfaces. Staff also recommends use of drought tolerant landscape; an automatic irrigation system must be provided for landscape areas. 2 ■ Submitted plans show solar panels on roof plans. The site plan must be modified to show locations of required conduit from roof to electric service panel to facilitate future solar panel installation. Solar panels may exceed the height limit per the Zoning Code. J. 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; The proposed units will replace existing units, and are compatible with development in the area. No other considerations have been identified. Section 4. The project is Categorically Exempt from the California Environmental Quality Act per Guidelines, Section 15302, Class 2 of the California Environmental Quality Act Guidelines, which allows for replacement of facilities where the new structure will be located on the same site and is substantially the same size, purpose and capacity. Section 5. Based on the foregoing, the Planning Commission hereby approves Precise Development Plan 09-8, subject to the following Conditions of Approval: 1. The site, location and use of the single-family residential units shall be substantially consistent with the submitted site plan and floor plans approved by the Planning Commission on July 21, 2009. Minor modifications to the plans required compliance with project conditions or codes may be approved by the Community Development Director. 2. The details of the project application and supplemental materials are incorporated as Conditions of Approval unless modified herein. 3. Two copies of a final landscaping plan indicating size, type, and quantity of plant materials to be planted, trash and recycling facilities, and utilities within landscaped areas shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits which shall also include the followings: a) An automatic landscape sprinkler system shall be provided, and shall be shown on plans (building permits are required). b) Landscape plan shall identify existing permeable surface and ensure the preservation of permeable areas on the property to approximately the same square footage as existed at the date of approval; any deficit in permeable landscape areas shall be compensated for by permeable hard surfaces. c) Applicant shall use live drought -tolerant plants. 4. Architectural treatment shall be as shown on building elevations, site and floor plans. Building height compliance shall be reviewed at the time of plan check to ensure consistency with the Zoning Code, to the satisfaction of the Community Development Director. 5. Any installation of exterior lighting shall be downcast, full cut-off and shall not shine on neighboring properties, and bulbs shall not be visible to pedestrians or people in residences, and shall be the minimum intensity necessary for the intended use. 6. Solid waste facilities/containers adequate for the proposed use and fully screened in compliance with Municipal Code Section 8.12.220 shall be provided. 7. The project shall comply with Chapter 8.44 and 8.44.080 Good Housekeeping Provisions. Best management practices acceptable to the City shall be prominently shown on construction plans. 8. The project shall comply with all other requirements of the Zoning Code and Municipal Code. Plans shall be modified to show locations of required conduit from roof to electric service panel to facilitate future solar panel installation. 9. The project shall comply with the requirements of the Building, Fire and Public Works Departments. 10. The applicant is responsible for offsite construction within the right-of-way, if any, required by the Public Works Department or other entities. 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. 11. The applicant shall submit all required plans and reports in two steps to comply with the City's construction debris recycling program, including manifests from both the recycler and County landfill, prior to final approval of building demolition and issuance of building permits, and prior to project final approval. 12. Final building plans/construction drawings submitted for building permit issuance shall be reviewed for consistency with the plans approved by the Planning Commission and the conditions of this resolution, and approved by the Community Development Director prior to the issuance of any Building Permit. a) 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 onto the property. 13. The applicant shall incorporate the 'green elements' shown on the plans, such as solar panels, into the project, and shall work with staff to integrate reasonable sustainable development standards from the Green Building Design Checklist. 14. 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. 15. Approval of this permit shall expire twelve (12) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced or an extension of the permit has been granted. One or more extensions of time may be requested. No extension shall be considered unless requested at least thirty (30) days prior to the expiration date. 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 Precise Development Plan. This document shall be recorded and proof of recordation shall be submitted to the City of Hermosa Beach. Each of the above conditions is separately enforceable and, if one of the conditions is found unenforceable by a court of law, all other conditions shall remain valid and enforceable. 4 The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void or annul this Precise Development Plan. The City shall promptly notify the Permittee of any claim, action or proceeding and the City shall fully cooperate in the defense. If the City fails to promptly notify the Permittee of any claim, action or proceeding, or the City fails to cooperate fully in the defense, the Permittee shall not thereafter be responsible to defend, indemnify or hold harmless the City. The Permittee shall reimburse the City for any court and attorney's fees that 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 Precise Development Plan. Section 7. 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. AYES: Allen, Darcy, Hoffman, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 09-19 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting of July 21, 2009. i Ron Pizer, Chairman en Robertson, Secretary July 21 2009 Date