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HomeMy WebLinkAboutPC Reso 12-8 (125 Monterey) 1 P.C. RESOLUTION 12-8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN FOR A SECOND DETACHED DWELLING WITH GARAGE, CONTAINING APPROXIMATELY 2,401 SQUARE FEET ON A 3,000 SQUARE FOOT LOT IN THE R-3 ZONE AT 125 MONTEREY BOULEVARD, LEGALLY DESCRIBED AS LOT 23, TRACT 1123, CITY OF HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on April 9, 2012 by Robert Teer, owner of real property located at 125, seeking approval of Precise Development Plan 12-6 for a second detached dwelling with garage on an R-3 zoned property. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on May 15, 2012, at which time the applicant requested to continue the public hearing to June 19, 2012, 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) because the project consists of infill development on a site zoned for residential uses, replacing one of two units on site, the project as conditioned will comply with the General Plan and zoning code, no variances are requested, and the project is within an area with 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 an application for a precise development plan to demolish one of two detached dwelling units and to develop a detached unit with a two-car garage, which requires a precise development plan. 2. The subject property is an interior through lot, contains 2,998 square feet, is designated High Density Residential on the General Plan Map, and designated R-3 Multiple-Family Residential on the Zoning Map. 3. The proposed dwelling is a 3-story detached unit consisting of 2,001 square feet of habitable area with 3 bedrooms and 3 baths, primary living areas on the third floor with access to a 129 square foot balcony; a two-car garage and two guest parking spaces in the driveway, replacing an existing 90-year old single story dwelling. An existing 1,608 square foot two-story dwelling with two-car garage will be retained. The existing unit to be retained is nonconforming to side yard setback, open space adjacent to primary living area, driveway setback and guest parking space requirement. Section 5. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for a Precise Development Plan 12-6 pursuant to Sections 17.16, 17.44.020 and 17.58.030 of the Municipal Code: 2 1. The proposal is consistent with the General Plan High Density Residential designation and R-3 zone because the project is an allowed use and has a density of less than 33 units per acre, and as conditioned complies with all standards. 2. The site is zoned R-3, the project will replace an existing dwelling, and the site is physically suitable for a two-unit residential development 3. The proposed front unit complies with the 30 foot maximum height limit for the R-3 zone as shown on the roof plan and elevation drawings. Lot coverage for the entire site calculates to be 65%, with the new front unit occupying 30% of the lot. All required yard setbacks are provided. 4. There is 328 square feet of open space in total shared by both units. Proposed open space is 422 square feet. The proposed unit must supply at least 300 square feet of open space. Open space for the proposed front unit is a 293 square foot ground level patio available for use by both units and a 129 square foot third floor balcony directly accessible from a primary living area. 5. Pursuant to Section 17.52.030, the project complies with the maximum 100 percent expansion when two or more parking spaces per unit are provided. The existing property comprises of a 704 square foot front unit without any parking and a 1,608 square foot rear unit with two-car garage; the proposed project consisting of 2,001 square feet will constitute an 87% expansion, each unit will not exceed 3,000 square feet of floor area per dwelling unit, and both units do not total more than 5,000 square feet. 6. The granting of the Precise Development Plan for the new unit will provide a conforming new unit with required parking spaces and replace one on-street parking space eliminated by to a curb cut. 7. The new unit improvements provide for adequate drainage, sanitation and potable water, underground utilities, supply all required off-street parking and safe access from a public street, will not cause substantial traffic impacts due to minimal increase in density, and will comply with all construction requirements. 8. Design of the new unit as conditioned is compatible and consistent with applicable elements of the City’s General Plan and the immediate environment, including maintenance of water quality and reduction of marine pollution via onsite retention of storm water to compensate for loss of permeable surfaces, being consistent with purposes of the designation, and all density and development standards, and access and services are provided. 9. The project as conditioned will conform to all zoning standards, will be internally compatible, and compatible with neighboring residential properties which also contain two and three story dwellings. Section 7. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan for a second detached dwelling unit 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 on June 19, 2012. The Community Development Director may approve minor modifications that do not otherwise conflict with the Municipal Code or requirements of this approval. 3 2. The project shall fully comply with all requirements of the Chapter 17.16, R-3 zone as applicable, including but not limited to: a) Height shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with Sections 17.44.020 and 17.58.030 except as specifically stated in this Resolution. Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140 and shall be shown on plans. 3. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department, and all requirements of the Municipal Code. Building Plans: 4. 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 8.56.070 and 8.60.070 to the satisfaction of the Community Development Director. b) An automatic landscape sprinkler system consistent with Section 8.60.070(B)(9) shall be provided, and shall be shown on plans (Building Permits are required). 5. Architectural treatments shall be as shown on building site, elevations 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) Trash and recycling facilities shall comply with Chapter 8.12. d) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.210. 6. The plans shall comply with Subsection A4.106.4 (water permeable surfaces) of Section 15.48.020: The applicant shall install “Grasscrete” or other permeable material in the driveway, guest parking spaces and other non-landscaped areas to the maximum extent 4 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 addition, runoff from the remainder of all impermeable surfaces on the project site, including roof runoff and downspouts from roofs, shall be directed onto permeable areas or into a subsurface infiltration system designed to infiltrate the volume of runoff produced by a 0.75 inch storm event. The applicant shall enter into a agreement s with the City and provide financial assurances (prior to final map approval) for the ongoing infiltration as required by the Code and Public Works Department. All other drainage shall be routed to an offsite facility or onsite permeable area approved by the City. 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. 7. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. 8. An approved civil engineering plan prepared by a licensed civil engineer, and approved by the Public Works Director, addressing grading, driveway encroachments, undergrounding of all utilities, sidewalk, curb and gutter improvements along Monterey Boulevard, 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 prior to the issuance of Building Permits. a) In no case shall more than one on-street parking space be eliminated. 9. 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. 10. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this precise development plan, 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. Prior to the submittal of structural plans to the Building Division for Plan Check an ‘Acceptance of Conditions’ affidavit shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this grant of approval. 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. 5 12. The address of the new unit fronting Monterey Boulevard 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 Chapter 15.40 and subject to approval by the Community Development Department. Construction: 13. 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. 14. 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. 15. 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. Other: 16. Water conservation practices set forth in Section 8.56.070 shall be complied with. 17. An approved coastal development permit from the California Coastal Commission shall be filed with the City prior to issuance of demolition, shoring and construction permits. 18. Approval of this permit 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. 19. The Planning Commission may review this 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. 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 signed resolution approving the Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit.