HomeMy WebLinkAboutPC Resolution 02-321
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P.C. RESOLUTION 02-32
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 #26773 FOR
A THREE -UNIT DETACHED CONDOMINIUM PROJECT, AT
510; 512, AND 514 ARDMORE AVENUE, LEGALLY DESCRIBED
AS LOT 41, DR. DOUGHERTY HERMOSA BAY VIEW TRACT.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Barbara Cooper, owner of real property located at
510, 512, and 514 Ardmore Avenue (previously known as 615 51' Street), seeking approval of a
Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #26773 for
a three -unit condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the subject application on August 20, 2002, 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 dwelling on the property, and
develop a three -unit residential condominium project.
2. The subject property proposed for condominium development contains 6,280 square
feet, is designated Medium Density Residential on the General Plan Map, and designated R-2
Two -Family Residential on the Zoning Map.
Section 4. Based on the foregoing factual findings, the Planning 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-2 and is physically suitable for the type and density of proposed
development;
3. The subdivision or type of improvements are not likely to cause serious public health
problems;
4. The subdivision or type of improvements will not conflict with easements, acquired
by the public at large, for access through or use of property within the proposed subdivision;
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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;
6. The project, as conditioned, will conform to all zoning and condominium laws and
criteria and will be compatible with neighboring residential properties;
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 August 20, 2002, revised in accordance with below.
Minor modifications to the building interior or minor changes to exterior
architectural treatment shall be reviewed and may be approved by the Community
Development Director.
a) The concrete shall be broken up between units 2 and 3 with grass-crete for the
parking stall or some other landscaping treatment.
b) The architectural appearance and treatment of the middle unit (512 Ardmore)
shall be altered to differ from the other two units.
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 and vacuum canister, if
provided.
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 Bnilding Division plan check.
3. There shall be compliance with all requirements of the Public Works Department
and Fire Department.
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4.. 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, consistent with landscape plans submitted to the Planning
Commission, which shall also include the following:
a) Street trees shall be provided along Ardmore Avenue in landscaped pockets, with
location and treesizes specified in the final landscape plan, subject to approval of
the Community Development Director.
b) Landscaping shall be provided in all available yard areas. At least three trees a
minimum 36" box size shall be provided.
c) An automatic landscape sprinkler system shall be provided, and shall be shown
on plans. (building permits are required)
5. 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.
6. Any satellite dish antennas and/or similar equipment shall comply with the
requirements of Section 17.4 i.240 of the Zoning Ordinance.
7. 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.
8. Roll -up Automatic garage doors shall be installed on all garage door openings.
9. 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 reviewed 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 liability; and indemnify the City regarding
receipt of surface waters onto the property
10. 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.
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11. Prior to approval of the Final Map, and prior to issuance of a Certificate of
Occupancy, outstanding assessments must either be Maid 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) 7 -6 64. Applications for apportionment
may be obtained in the Public Works Department.
12. The Conditional Use Permit, and Precise Development Plan 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 hnaled 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.
13. 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.
Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to
the decision ofthe 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: Hoffman, Kersenboom, Perrotti, Pizer, Tucker
NOES: None
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 02-32 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 August 20, 2002.
Ron Pizer, Chairman
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Conr5 1 OArdmore