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 City of Hermosa Beach --- 10-20-98
SUBJECT: CONDOMINIUM 98 -23 PRECISE DEVELOPMENT PLAN 98-28 VESTING TENTATIVE PARCEL MAP #25258 LOCATION : 634 LONGFELLOW AVE.
APPLICANT: MICHAEL MULLIGAN 518 PIER AVENUE HERMOSA BEACH, CA 90254
REQUEST: TO ALLOW A TWO-UNIT DETACHED CONDOMINIUM
Recommendations To approve the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to conditions as contained in the attached Resolution.
Background PROJECT INFORMATION: GENERAL PLAN: Medium Density Residential ZONING: R-2B LOT SIZE: 5283 Square Feet EXISTING USE: Duplex PROPOSED SQUARE FOOTAGE: 2,453 square feet each ENVIRONMENTAL DETERMINATION: Categorically Exempt The subject site is a double-lot (two 25 X 105 original lots) located on the south side of Longfellow Avenue, east of its intersection with Ardmore Avenue, in a block zoned R-2B. The rest of the block between the alley east of this lot and P.C.H. along Longfellow Avenue is zoned R-1 with several 25-foot wide lots. The grade of the lot slopes up from front to back (north to south) and across the lot from west to east. The existing duplex was constructed in 1947 which is typical of development of several lots within this block on Longfellow, with several other duplexes also built in the 40's and 50's by the same builder. The proposed new two-unit condominium would be the first new condominium on this segment of Longfellow Avenue.
Analysis The proposed project consists of two detached buildings contain two stories above a partially subterranean basement/garage. Each unit contains 3 bedrooms and 3 baths and includes a bedroom at the garage/basement level. The building is designed in a contemporary/Mediterranean style of architecture, with exterior stucco finishes, stucco trim and banding and Mission tile roofing.
The garages for each unit are jointly accessed from a common driveway along the lower west side of the property which allows for more generous landscaping in the front yard. Required parking is provided perpendicular to the driveway in two car garages, and the guest parking space is provided at the end of the driveway. The new driveway will replace an existing curb cut on the easterly side of the lot, resulting in a narrower width of cut, and no loss of existing on-street parking.
All required yards are provided, and the lot coverage of 45% is below the maximum of 65%. It should be noted that the front yard provided exceeds the minimum of 5 feet for the R-2 zone and maintains the depth of the existing front yard consistent with the prevailing setback on nearby properties on Longfellow Avenue.. The proposed private open space areas are provided within the roof decks (370 sq. ft for the front unit and 168 sq. ft. for the rear unit) and include 134 square foot decks adjacent to the primary living space, common yard area in the front, and a private rear yard. Overall, the open space complies with and exceeds minimum requirements, and is inconsistent with previous Planning Commission direction that a substantial portion be provided accessible to primary living areas.
The basement level living areas include bedrooms and 3/4 baths consistent with previous Commission direction regarding potential "bootleg" units. The height of the proposed structure is within the 30-foot height limit as measured from existing grade interpolated from existing corner point elevations. The plans will need to be corrected to properly indicate the maximum height elevations at the critical points.
Landscaping is provided in the limited available areas in the front, between, and the rear of the buildings. Staff is recommending that at least two 36" box trees be provided in the front yard area, and additional landscaping be provided along the rear property line.
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 #25258 FOR A TWO (2)-UNIT CONDOMINIUM PROJECT, AT 634 and 636 LONGFELLOW AVE. AND LEGALLY DESCRIBED AS LOTS 79 & 80 SOUTHERN CALIFORNIA CONVENTION HALL & MARINE VIEW PARK
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Michael Mulligan, the owner in escrow of real property located at 634 and 636 Longfellow Ave., seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25258 for a two (2) 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 demolish the existing duplex on the property, and develop the property with two detached residential condominium units. 2. The subject property proposed for condominium development contains 5,253 square feet, is designated Medium Density Residential on the General Plan Map, and designated R-2B 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-2B 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;
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.
a) Parking stall width and turning radius shall be corrected to comply with Section 17.44.130 of the Zoning Ordinance with the turning radius dimension clear of the property line wall.
2. Decorative paving shall be provided in the driveway and turning areas.
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.
5 There shall be compliance with all requirements of the Public Works Department and Fire Department.
6. Two copies of a final landscaping plan indicating size, type, and quantity of plant materials 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.
7. Architectural treatment shall be as shown on building elevations and site and floor plans. Any modification shall require approval by the Community Development Director.
8. Any satellite dish antennas and/or similar equipment shall comply with the requirements of Section 17.46.240 of the Zoning Ordinance.
9. Conduit shall be installed in each unit for cable television.
10. 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.
11. Roll-up Automatic garage doors shall be installed on all garage door openings.
12. 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
13. 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
14. 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.
15. 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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