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HomeMy WebLinkAboutPC Reso 10-9 (583 Prospect Av) 1 P.C. RESOLUTION 10-9 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO CONSTRUCT A 3,209 SQUARE FOOT DETACHED SECOND DWELLING UNIT IN THE R-2B ZONE, AT 583 PROSPECT AVENUE, LEGALLY DESCRIBED AS LOT 45, EXCLUDING WESTERLY 40’, TRACT #5209, HERMOSA BEACH, CALIFORNIA. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Andrew and Terri Leighton, owners of real property located at 583 Prospect Avenue, seeking approval for a Precise Development Plan to construct a 3,209 square foot detached second dwelling unit on a parcel zoned R-2B. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Precise Development Plan 10-6 on May 18, 2010, at which time the Staff Report and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, the Planning Commission makes the following factual findings: 1. The property encompasses 5,955 square feet, is designated as Medium Density Residential in the General Plan; and zoned as R-2B (Limited Multiple-Family Residential) on the Zoning Map. 2. The property is currently developed with two detached residential units and a storage shed. The applicant is proposing to demolish one of the two detached dwelling units and construct a new detached dwelling unit in its place. 3. The proposed new unit, closest to corner of Prospect Avenue and 6th Street, consists of 3,209 square feet with four bedrooms and three and one-half bathrooms. 4. Parking is provided by a semi-subterranean two-car garage accessed from 6th Street with two guest parking spaces in the driveway. 5. The proposed project complies with R-2B development standards, as stated in the staff report dated May 18, 2010. 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 in relation to negative effects: The subject property is surrounding by residentially zoned and developed properties. As shown on the zoning map, properties to the immediate north and west are zoned R-2B (limited multiple family residential) and R-3 (multiple family residential). Properties zoned R-1 (single family residential) are located across Prospect Avenue and to the immediate south of the subject property. The proposed building will replace an existing residence and comply with all zoning requirements in the R-2B zone. The proposed use is consistent with existing development in the vicinity and therefore no adverse impacts are anticipated. B. The amount of existing or proposed off-street parking in relation to actual need: 2 The project provides 7 spaces, which exceed the requirement for 6 spaces (4 plus 2 guest). Required parking spaces for the new unit are provided in basement level 2-car garage with 2 guest parking spaces in the driveway; 3 garage spaces exist for the other unit. A new curb cut is required to access the new driveway. On-street parking spaces along the south side of 6th Street are not affected due to the limited street parking hours (Wednesdays from 10:00 a.m. to 2:00 p.m.). The proposed turning area and driveway slope are consistent with zoning standards. C. The combination of uses proposed, as they relate to compatibility: The proposed use is generally compatible with surrounding residential uses. There are 20 parcels on the subject block, 10 of which are developed with two or three dwelling units and the remaining 10 parcels are single family residences. D. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area: Although the new unit is larger than the existing unit by approximately 1,300 square feet, the net number of units on the property will remain the same. Further, the new unit provides 4 parking spaces where the existing unit has none. With the same amount of units on the property and 4 additional parking spaces, no net increase in traffic or on-street parking is projected. E. The proposed exterior signs and decor, and compatibility thereof with existing establishments in the area: The new unit is of Coastal Contemporary style with arts & crafts influences. The project is consistent with the majority of the existing residential uses in the vicinity, which consists of single family dwellings and duplexes of two-stories. The new building design, with smooth stucco finish, cedar shingle siding and steel guardrail for decks, is consistent with existing buildings in the vicinity. Although, it is not well coordinated in design or architecture with the garage/dwelling unit to be retained. The applicant is not agreeable to making changes to the proposed elevations, or the existing dwelling to achieve a more coordinated design. Development within the area exhibits a variety of architectural designs, such that staff does not judge this to be a significant impact. F. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools: The proposed building is accessed from 6th Street via a new driveway. The proposed building and driveway orientation is consistent with existing development on subject block. The nearest school is Hermosa View School (at Prospect Ave and 18th Street) which is more than 1,000-feet away and there are no other sensitive uses nearby. Since the new unit will replace an existing unit, and have the same orientation, there is minimal impact to residential properties nearby as the use and density remain the same. G. Noise, odor, dust and/or 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 per H.B.M.C Section 8.24.050. As indicated on submitted plans, trash disposal is located within the storage area in the basement level complaint with Chapter 8.12 of the H.B.M.C. H. Impact of the proposed use to the city's infrastructure, and/or services: The proposed use is same as the former building and will utilize existing infrastructure, although it can be expected that increased dwelling size will increase use of utilities. However, no adverse impacts to city’s infrastructure are anticipated. I. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: The proposal is exempt from the California Environmental Quality Act and 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 will be included on construction plans to ensure compliance with Section 8.44.080 (Good Housekeeping Provisions). 3 Lot coverage will be increased from about 31 percent to 36 percent, excluding the storage shed as it will be removed. Overall, the project will reduce landscape and permeable area by about 300 sq. ft. The plan provides landscaping in the large open space area between the dwelling units and automatic irrigation system. The existing site contains considerable permeable area and exhibits a well-vegetated appearance. The site contains several mature trees (pine, palm and ficus trees). Two trees will be removed to accommodate the new driveway. The landscape plan will be reviewed for compliance with the Water Efficient Landscaping Ordinance for small landscape areas in H.B.M.C. Section 8.60.070. Elements from the city’s green building checklist will also be required. The site plan must be modified to show locations of required conduit from roof to electric service panel to facilitate future solar panels installation in accordance with H.B.M.C. 15.82.140. 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: No other conditions are identified. Section 4. The project is Categorically Exempt from the requirement for an environmental assessment, pursuant to the California Environmental Quality Act Guidelines, Section 15332 finding the project is infill development replacing one unit on land zoned for zoned for residential use, no variances are requested, the project as conditioned will comply with Municipal Code and General Plan, and the project is in an area with available services. Section 5. Based on the foregoing, the Planning Commission hereby approves Precise Development Plan 10-6, subject to the following Conditions of Approval: 1. The site, location and use of the single-family residential unit shall be substantially consistent with the submitted site plan and floor plans approved by the Planning Commission on May 18, 2010. Minor modifications to the plans required to comply 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. The nonconforming storage shed located along the south property line shall be removed prior to issuance of the Certificate of Occupancy. 4. Two copies of a final landscaping plan indicating size, type, and quantity of plant materials to be planted, automatic irrigation system 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, including the following: 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 and must be clearly noted on plans. c) Applicant shall use live drought-tolerant plants. d) Landscape plan shall comply with the Water Efficient Landscaping Ordinance for small landscape areas in Section 8.60.070. 5. 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. 4 6. 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. 7. Solid waste facilities/containers adequate for the proposed use and fully screened in compliance with Municipal Code Section 8.12.220 shall be provided. 8. 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. 9. The project shall comply with all other applicable 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 in compliance with Municipal Code Section 15.82.140. 10. The project shall comply with the requirements of the Building, Fire and Public Works Departments. 11. 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. 12. 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. 13. 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. 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. 14. The applicant shall incorporate 'green elements' shown on the plans (such as solar panels) or an equivalent into the project, and shall work with staff to integrate reasonable sustainable development standards from the Green Building Design Checklist. 15. All water use on the property shall comply with Chapter 8.56 (Water Conservation and Drought Management Plan). 16. 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. 17. Unless otherwise stated, conditions shall be complied with to the satisfaction of the Community Development Director prior to building permit issuance or commencement of operations.