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 City of Hermosa Beach --- 10-20-98
SUBJECT: CONDOMINIUM 98 -24 PRECISE DEVELOPMENT PLAN 98-29 VESTING TENTATIVE PARCEL MAP #25299 LOCATION: 932 & 936 MONTEREY BOULEVARD
APPLICANT: PATRICK KEALY 3650 EMERALD ST. #P3 TORRANCE, CA 90503
REQUEST: TO ALLOW A TWO-UNIT ATTACHED 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-3 LOT SIZE: 2800 Square Feet EXISTING USE: Single Family Dwelling
PROPOSED SQUARE FOOTAGE: Unit 1 (932): 1700 square feet Unit 2: (936) 1,740 square feet
ENVIRONMENTAL DETERMINATION: Categorically Exempt The subject site is a "half-lot" located on the east side of Monterey Boulevard, representing 70 feet of the 100-foot deep original lot. The lot is currently developed with a single-family dwelling constructed in 1935. The grade slopes steeply upward from west to east, with a grade differential of 8 feet.
Analysis The proposed project consists of a two-story building with a basement/garage The building is designed in a contemporary/Mediterranean style of architecture, with exterior stucco finishes, stucco trim, mission clay tile roofing, wrought iron rails, archways, and a variety of window types. The project includes a courtyard at the entry to the units at the south side yard, with an archway feature.
The basement garages for each unit are jointly accessed from a common driveway along the north side of the property. Required parking is provided in the two car garages, and the guest parking space is provided at the end of the driveway. The new driveway replaces the existing curb cut, and does not result in the loss of existing on-street parking. The garage extends all the way back to the rear property line, extending into the rear yard. This is permitted by Section 17.44.150 of the Zoning Ordinance for underground parking, as the rear portion of the garage, located in the required rear yard, is below finished grade (with the finished grade less than 1 foot above existing grade).
Providing the parking underground and within the rear yards is the only way possible to provide required parking on this lot because of its shallow depth (70 feet) and 40-foot width, which will not accommodate minimum turning radius or a side by side garages off the street. The only other option would be a Variance to allow tandem parking with direct access to the street (as tandem parking is not permitted to directly access a street in the R-3 zone pursuant to Section 17.44.110). Using an access drive to underground parking along the side is clearly preferable to tandem parking, as it avoids using the frontage for a driveway and garage doors, minimizing the necessary curb cut and allowing for generous landscaping in the front yard.
All required yards are provided, and lot coverage complies with the maximum of 65%. The lot coverage calculation excludes the underground garage located in the rear yard area since it is completely below grade. The definition of lot coverage, however, does not specifically exclude or include underground garages as it refers to "building" coverage. Planning Commission confirmation is therefore necessary to exclude the underground parking area from lot coverage.
The proposed private open space areas are provided within the roof decks (378 sq. f.t and 248 sq. ft. respectively) and on second floor decks. The second floor decks account for 63 square feet each of the required open space as they are partially covered with spiral stairways. The total open space complies with the minimum requirements, and 63 square seems adequate to be consistent with Planning Commission direction that a substantial portion be provided accessible to primary living areas.
The height of the proposed structure is within the 30-foot height limit as measured from existing grade interpolated from existing corner point elevations. This includes a trellis structure on the roof deck at the rear unit, which extends to the full 30-foot limit.
Landscaping is provided in the limited available area in the front of the building with one specimen size (36" box) tree.
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 #25299 FOR A TWO (2)-UNIT CONDOMINIUM PROJECT, AT 936 MONTEREY BOULEVARD AND LEGALLY DESCRIBED AS THE SOUTHEAST 40 OF THE SOUTHWEST 70 FEET OF LOT 9, BLOCK 57, FIRST ADDITION TO HERMOSA BEACH
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Patric Kealy, the owner of real property located at 936 Monterey Boulevard, seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25299 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 single family dwelling on the property, and develop the property with two residential condominium units. 2. The subject property proposed for condominium development contains 2,800 square feet, is designated High Density Residential on the General Plan Map, and designated R-3 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 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 project shall meet all requirements of the Condominium Ordinance.
4. 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 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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