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 City of Hermosa Beach --- 07-21-98(CONTINUED FROM THE JUNE 16, 1998 MEETING)
SUBJECT: CONDOMINIUM 98-10 PRECISE DEVELOPMENT PLAN 98-12 VESTING TENTATIVE PARCEL MAP #25179 LOCATION: 1157 & 1159 CYPRESS AVENUE
APPLICANT: SCOTT AND DESAREE WELCH 1653 VOORHEES AVENUE MANHATTAN BEACH, CA 90266
REQUEST: TO ALLOW A TWO-UNIT DETACHED CONDOMINIUM
Recommendation To approve the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to conditions as contained in the attached resolution.
Background At the June 16, 1998 meeting, the Planning Commission continued the public hearing on the original request for a three unit condominium, directing the applicant to address concerns about the use of inconvenient tandem parking for all units, and the raising of the grade along the south property line, resulting in 6-foot high retaining wall.
The applicant has responded to the Commission's concerns, and returned with a revised plan for two detached condominium units. Reducing the number of units has eliminated the need for tandem parking and for raising the grade.
Project Information GENERAL PLAN: High Density Residential ZONING: R-3 LOT SIZE: 4000 square feet EXISTING USE: Single-Family Dwelling Unit PROPOSED SQUARE FOOTAGE: 2,003 square feet (1157) 2,247 square feet (1159) ENVIRONMENTAL DETERMINATION: Categorically Exempt
The subject site is located on the west side of Cypress Avenue between Pier Avenue and 11th Street. The lot slopes fairly steeply up from the street. The lot size would allow up to three condominium units, but the applicant has revised the project for only 2-units in order to address the concerns of the Commission, and to provide detached units with private two car garages
Analysis The revised project consists of two detached units within two story structures above a basement/parking garage. The front unit (1157) contains 3 bedrooms and 2 1/2 baths with a garage only at the basement level. The rear unit (1159) contains 3 bedrooms and 2 1/2 baths and includes an extra storage room and a garage at the basement level. The building is designed in a contemporary style of architecture, with a stucco finish, with both metal and clay tile roof elements.
Vehicle access and required parking is provided via a 10-foot wide common drive on the north side to two separate two-car garages and open guest parking space at the end of the drive.
Lot coverage is below the maximum of 65%, and all required yards are provided. The proposed open space areas include two decks directly accessible to the primary living areas on the second floor of each unit, complying with the minimum 200 square feet of private open space per unit. Some common open space is also provided in the front yard and between units along the south side yard to comply with the minimum 600 square feet total open space requirement.
The height of the proposed structures are well within the 30-foot height limit as measured from existing grade interpolated from existing corner point elevations.
Landscaping is proposed in the limited available areas in the yard areas, with palm trees the only indicated plant type. Staff is recommending that the two trees in front be minimum 36" box, and that additional plant varieties be included in the final landscape plan. The plans provide for decorative colored stone stamped concrete in the driveway.
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 #25179 FOR A TWO (2)-UNIT CONDOMINIUM PROJECT, AT 1157 AND 1159 CYPRESS AVENUE AND LEGALLY DESCRIBED AS LOT 20, TRACT 780.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Scott and Desaree Welch, owners of real property located at 1157 & 1559 Cypress Avenue (aka 1133 Cypress Ave.), seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25179 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 June 16, and July 21, 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 residence and develop the property with two detached residential condominium units. 2. The subject property proposed for condominium development contains 4,000 square feet, is designated High Density Residential on the General Plan Map, and designated R-3 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-3 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 July 21, 1998. Any minor modification shall be reviewed and may be approved by the Community Development Director.
2. Decorative paving shall be provided in the driveways pursuant to the submitted plan.
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 (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. All addresses shall be displayed at the main entry to the development. 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.
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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