HomeMy WebLinkAboutPC Resolution 08-01 - (583 Prospect)P.C. RESOLUTION 08-1
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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 NO. 70050 FOR A TWO -UNIT
CONDOMINIUM PROJECT, AT 583 PROSPECT AVENUE, LEGALLY
DESCRIBED AS LOT 45, TRACT # 5209
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Andrew &Terri Leighton, owners of real property
located at 583 Prospect Avenue, seeking approval of a Conditional Use Permit, Precise
Development Plan, and Vesting Tentative Parcel Map No.70050 for a two -unit condominium
project.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the subject application on January 15, 2008, 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 applicant is proposing to demolish the existing 2-unit duplex on the property,
and develop a two -unit detached residential condominium project.
2. The subject property proposed for condominium development contains 5,955 square
feet, is designated Medium Density Residential on the General Plan Map, and designed R-2B
(Limited Multiple -Family Residential) on the Zoning Map.
Section 4. Based on the foregoing factual findings, the Planting Commission makes the
following findings pertaining to the application for a Precise Development Plan, Conditional Use
Permit, Vesting Tentative Parcel Map:
1. The map is consistent with applicable general and specific plans;
2. The site is zoned R-213 and is physically suitable for the type and density of proposed
development;
3. The subdivision or types of improvements are not likely to cause serious public health
problems;
4. The subdivision or types of improvements will not conflict with easements, acquired
by the public at large, for access through or use of property within the proposed subdivision;
5.. Design of the proposed subdivision is compatible and consistent with applicable
elements of the City's General Plan, and is compatible with the immediate environment;
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6. The project, as conditioned, will conform to all zoning and condominium laws and
criteria and will be compatible with neighboring residential properties; and,
7. The project is Categorically Exempt from the requirement for an environmental
assessment, pursuant to the California Environmental Quality Act Guidelines, Sections 15303(b) and
15315 with the finding that the project is in an area with available services.
Section 5. Based on the foregoing, the Planning Commission hereby approves the subject
Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to
the following Conditions of Approval:
1. 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 January 15, 2008.
2. The project shall meet all requirements of the Condominium Ordinance.
a) Each unit shall have the minimum 200 cubic feet of storage space and plans shall
clearly denote storage space and the location of the FAU.
b) Covenants, Conditions, and Restrictions in compliance with the Condominium
Ordinance shall be submitted to the Community Development Department for
review and approval prior to the issuance of building permits.
c) Proof of recordation of approved CC & R's shall be submitted to the Community
Development Director six (6) months after recordation of the Final Map.
d) Requirements of Section 17.22.060(G) & (H) shall be shown on structural plans
and reviewed at the time of Building Division plan check.
3. The applicant shall work with staff to integrate reasonable sustainable development
standards in the project. The applicant shall incorporate at least one (1) sustainable
development technology from each of the three (3) categories in the City's Green
Building Design Checklist prior to Certificate of Occupancy.
4. All driveways shall not exceed the maximum slope of 12.5%. Finish grade elevations
at the garage entrances and along the driveway edges shall be shown on plans,
including a driveway profile and coordinated with civil drawings to determine
compliance.
5. An elevation certification from a licensed surveyor or civil engineer is required prior
to the building inspector approves the forms for pouring concrete of the garage slab
and/or driveway. The certification must verify that the grade elevation of the
parking/garage slab is established at an elevation consistent with approved plans, and
verification that this elevation as compared with the street/curb elevation will allow
for a complying driveway slope.
6. There shall be compliance with all requirements of the Public Works Department and
Fire Department.
7. Two copies of a final landscaping plan indicating size, type, and quantity of plant
materials to be planted shall be submitted to the Community Development Department,
Planning Division for review and approval prior to the issuance of Building Permits,
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consistent with landscape plans submitted to the Planning Commission, which shall also
include the following:
a) The architect shall work with staff to maximize landscaping in yard areas where
possible and minimize the hardscape.
b) The landscape plan shall be revised to show accurate placement of plant materials
provided in available yard areas as required by the planning commission. At least
two trees a minimum of 36' box size and minimum height of W-011at planting shall
be provided on site.
c) An automatic landscape sprinkler system shall be provided, and shall be shown on
plans (building permits are required).
d) Provide layered planting with trees, shrubs and ground cover along the yard areas
between Unit A and Unit B.
S. Architectural treatment shall be as shown on building elevations and site and floor
plans. Any modification shall require approval by the Community Development
Director.
a) Precise building height shall be reviewed at the time of plan check, to the
satisfaction of the Community Development Director.
9. Any satellite dish antennas and/or similar equipment shall comply with the
requirements of Section 17.46.240 of the Zoning Ordinance.
10. 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. Addressing numbering and display subject to
approval by the Community Development Department.
11. Roll -up Automatic garage doors shall be installed on all garage door openings.
12. 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.
13. During project construction, the applicant shall comply with Best Management
practices for storm water discharge from the site.
14. Two copies of final construction plans, including site, elevation and floor plans, which
are consistent with the conditions of approval of this conditional use permit, shall be
revised and approved by the Planning Division for consistency with Planning
Commission approved plans prior to the submittal to the Building Division for Plan
Check.
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 Iiability; and indemnify the City regarding
receipt of surface waters onto the property.
15. Prior to the submittal of structural plans to the Building Division for Plan Check an
Acceptance of Conditions affidavit shall be fled with the Planning Division of the
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Community Development Department stating that the applicant/property owner is
aware of, and agrees to accept, all of the conditions of this grant.
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.
17. The Conditional Use Permit, and Precise Development PIan shall be null and void
eighteen months from the date of approval unless building permits have been
obtained, and approval of the Vesting Tentative Parcel Map shall become null and
void twenty-four months from the date of approval unless the map is finaled and the
project implemented. The applicant may apply in writing for an extension of time to
the Planning Commission prior to the dates of expiration.
18. Prior to issuance of a building permit, abutting property owners and residents within
100 feet 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.
19. Any existing or proposed encroachments in the public right-of-way, must comply with
or be corrected as necessary to meet the requirements of Chapter 12.16 of the
Municipal Code, including the requirement to obtain an encroachment permit from
the Public Works Department.
Section 6. 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: Allen, Hoffinan, Perrotti, Pizer
NOES: None
ABSTAIN: None
ABSENT: Kersenboom
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 08-1 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
January 15, 2008.
Sam Perrotti, Vice Chairman en Weltson,cretary
Januya 15 2008
Date