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 City of Hermosa Beach --- 10-20-98
CONTIUED FROM SEPTEMBER 15, 1998
SUBJECT: CONDOMINIUM 98 -18 PRECISE DEVELOPMENT PLAN 98-23 VESTING TENTATIVE PARCEL MAP # 25212 LOCATION: 301 2nd Street
APPLICANT: Michael Mulligan 200 Pier Avenue REQUEST: TO ALLOW A FOUR-UNIT CONDOMINIUM
Recommendations
To approve the project subject to the conditions in the attached resolution.
Background
PROJECT INFORMATION
GENERAL PLAN: High Density Residential ZONING: R-3 LOT SIZE: 6,013 Square Feet EXISTING USE: 6 dwelling units
PROPOSED SQUARE FOOTAGE: Unit 1: 2,163 sq. ft. Unit 2,3,4: 2,215 sq. ft.
At the September 15, 1998 meeting the Planning Commission continued this project so that the project may be modified to comply with Zoning Ordinance. The plans have now been revised to comply.
ENVIRONMENTAL DETERMINATION: Categorically Exempt, Pursuant to Section 15303, Class 3(b) and 15315 of the California Environmental Quality Act Guidelines with the finding that the project is in an area with available services.
Analysis The proposed project consists of four attached units, each with 3 bedrooms, and 2 full, one 3/4 and one 1/2 baths. The building is two stories above basement level garages and includes balconies. The building is designed in a contemporary architecture using Mediterranean elements.
The garages for the units are accessed from 2nd Street on the south. Required parking is provided in four two-car garages, and eight guest-parking spaces are provided in the driveways. Stamped concrete is shown on the plans. All required yards are provided. The height of the proposed structures is below the maximum height as measured from existing natural grade interpolated from existing corner point elevations.
Open space and lot coverage is under the maximum allowed of 65%. Minimum required open space is located on rooftop decks, balconies and in rear yards for each unit. Access to the open space areas is somewhat in compliance with the Planning Commission's Policy since the balcony open space is accessed from living room, and stairs to the roof-top decks are off the kitchen/dining room/living room area. A total of over 300 square feet of open space is provided for each unit.
The required trash facilities are shown under the staircase in the garage, and the required 200 cubic feet of storage space are provided at the garage level. The forced air units (FAU), and built-in vacuum cleaner canister is also shown under the staircase in the garage.
No landscaping plan identifying size, type, and quantity of plant material was submitted. The attached Resolution requires that revised plans include a landscape plan specifying at least two trees with a minimum 36" box size.
REVISED
P.C. RESOLUTION 98-
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 #25255 FOR A FOUR (4)-UNIT CONDOMINIUM PROJECT, AT 301 2 nd STREET AND LEGALLY DESCRIBED AS LOT 40-41 BLOCK K, 1686 TRACT
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Silzan Co. the owner in escrow of real property located at 301 2nd Street, seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25212 for a four (4) Unit Condominium project. Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the subject application on October 20, 1998, 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 develop the property with two detached residential condominium units. 2. The subject property proposed for condominium development contains 6,013 square feet, is designated High Density Residential on the General Plan Map, and designated R-3 Multiple 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, and Vesting Tentative Parcel Map: 1. The map is consistent with applicable general and specific plans; 2. The site is zoned R-3 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 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;
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 received and reviewed by the Commission at their meeting of October 20, 1998. Any minor modification shall be reviewed and may be approved by the Community Development Director.
2. Decorative paving shall be provided in the driveway as shown.
3. The ground floor bathrooms in each unit shall be limited to 3/4 baths (toilet and shower only, no bathtub.)
4. The project shall meet all requirements of the Condominium Ordinance.
There shall be compliance with all requirements of the Public Works Department and Fire Department.
5. Two copies of a final landscaping plan indicating size, type, and quantity of plant materials (including trunk diameter at planting time) to be planted and/or showing existing landscaping to be maintained shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits.
6. Architectural treatment shall be as shown on building elevations and site and floor plans. Any modification shall require approval by the Community Development Director.
7. Any satellite dish antennas and/or similar equipment shall comply with the requirements of Section 17.46.240 of the Zoning Ordinance.
8. Conduit shall be installed in each unit for cable television.
9. The address of each condominium unit shall be conspicuously displayed on the street side of the building 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.
10. Roll-up Automatic garage doors shall be installed on all garage door openings.
11. 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
12. 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
13. 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 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.
14. 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.
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