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:

The subject site is located on the north side of Lyndon Street between Hermosa Avenue and Monterey Boulevard.

Analysis

The project consists of two separate two-story buildings each above a basement and garage level. The front unit contains 3 bedrooms and the rear has 4 bedrooms, which includes a bedroom at the basement level. The front unit has 2 full bathrooms, and 2 half bathrooms. The rear unit has 2 full bathrooms, a ¾ bathroom on the basement level, and a half bathroom. Each unit also has a roof deck. The building is designed in a Contemporary/Mediterranean style of architecture, with exterior smooth stucco finishes, stucco trim and moulding, clay tile roofing, and decorative wrought iron railings.

The garage for the front unit is accessed from a driveway on Lyndon Street, and the rear unit garage has driveway access off the alley. Required parking is provided in the two car garages, with a total of 2 guest parking spaces provided in the front unit driveway. The new curb cut for the front driveway replaces an existing curb cut and does not result in the loss of any on-street parking. The front driveway has a maximum slope of 9.8%, which is below the 12.5% maximum slope allowable. However, the rear driveway off the alley has a slope on the eastern side of 17.7%, which is greater than the allowed 12.5% slope. A condition requiring compliance to the driveway slope standards is included in the attached resolution.

All required yards are provided. The separation between dwelling units generally complies with the 8 foot minimum required except where façade protrusions between the buildings results in a 6’-9' separation at one point. This is a minor correction, and a condition for compliance with the minimum habitable building separation standards is included in the attached resolution.

The lot coverage calculates to be 66.1%, below the maximum of 70% in the R-P zone. Staff notes that the condominiums located at 123 to 147 Lyndon Street, approved for construction by the Planning Commission in 1997, were built using the 65 % lot coverage maximum. The proposed private open space areas are provided within second story decks adjacent to the living rooms and on the roof decks. The amount provided in the second floor decks adjacent to the primary living space is 104 and 115 square feet for the front and rear units respectively, consistent with Commission direction that a substantial portion be located adjacent to primary living areas. The balance of private open space is provided in roof decks and the yard space between the units, yielding a total of 301 and 312 square feet for the front and rear units to comply with the minimum requirement of 300 square feet per unit.

The height of the proposed structure is at the 30-foot height limit as measured from existing grade interpolated from corner point elevations.

The landscape plans provide sufficient landscaping, including two 36" box queen palms. The landscaping is located at the front entry, along both side yards and in the yard space between the buildings.

CONCUR:
____________________________
Sol Blumenfeld, Director
Community Development Department

Attachments

1. Resolution
2. Location Map
3. Photographs
4. Residential Zoning Analysis/Height Calculation