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 City of Hermosa Beach --- 07-21-98SUBJECT : CONDOMINIUM 98-12 PRECISE DEVELOPMENT PLAN 98-17 VESTING TENTATIVE PARCEL MAP # 25118 LOCATION: 602-606 9th Street
APPLICANT: Thomas King 100 Oceangate #610 Long Beach CA REQUEST: TO ALLOW A TWO-UNIT 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-2 LOT SIZE: 5,497 Square Feet EXISTING USE: 2 dwelling units
PROPOSED FLOOR AREA: Both Unit: 2,803 sq. ft.
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 two detached units with 4 bedrooms, 3 1/2 baths. The buildings are two stories above basement level garages and includes small yards and balconies. The buildings are designed in a contemporary architecture using Mediterranean elements.
The garages for each unit are jointly accessed from a common driveway on the Ardmore Avenue side of the property. Required parking is provided in the 2 two-car garages, and 2 guest-parking spaces are provided adjacent to the garages. The depth of the garages is slightly less than the required 20 feet in depth. A Condition of Approval has been included requiring the minimum depth.
The heights of the proposed structures exceed the maximum 30-foot height limit by approximately .55 feet. The grade was interpolated from corner point elevations determined by staff, since the submitted survey did not provide all the corner point elevations. A Condition of Approval has been included requiring compliance with the maximum allowed height. The project complies with all other planning and zoning requirements. Lot coverage is below the maximum of 65%, all required yards are provided, and sufficient open space is provided for each unit. The open space areas for the units are on balconies accessed from the family room and small ground level patio/yard areas. The required trash and storage areas are not shown; however, an area within each garage is more than adequate to accommodate trash, storage, and the typical items such forced air units, and vacuum cleaner canisters. A Condition has been added to show a minimum of 200 cubic feet of storage space and trash facility for each unit.
Landscaping plans are not complete and only show 24" box trees. Staff is including a Condition that at least two trees be minimum 36" box size, and that a revised plan be provided with more details of the landscaping in all yard areas. A Condition is also included that decorative paving be used in the driveway.
The basement level bedrooms have full baths, and condition has been added to limit the baths to 3/4.
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 #25118 FOR A TWO (2) UNIT CONDOMINIUM PROJECT, AT 602-606 ARDMORE AVENUE AND LEGALLY DESCRIBED AS LOT 7 BLOCK 78, 2ND ADDITION TO HERMOSA BEACH TRACT.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Thomas King, owner of real property located at 602-606 Ardmore Avenue, seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25115 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 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 two dwelling units and develop the property with a two unit residential condominium project. 2. The subject property proposed for condominium development contains 5,494 square feet, is designated Medium Density Residential on the General Plan Map, a designated R-2 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-2 and is physically suitable for the type and density of proposed development; 3. The subdivision or type of improvements is 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, 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 and with all the modifications noted in the Conditions of Approval. Any other minor modification shall be reviewed and may be approved by the Community Development Director. (a) Revised plans shall be submitted clearly denoting the minimum 200 cubic feet of storage space, a trash facility and the location of the Forced Air Unit and vacuum canister, if they are to be installed. 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. The interior depth of each garage shall be a minimum of 20 feet. The project shall be revised to lower height to the maximum elevation permitted on the subject site. Basement level Baths shall be limited to ¾. The plans shall be revised to show the project address as 602-606 Manhattan Avenue.
2. Decorative paving shall be provided in the driveway subject to approval of the Community Development Director.
3. The project shall meet all requirements of the Condominium Ordinance.
Covenants, Conditions, and Restrictions in compliance with the Condominium Ordinance shall be submitted to the Community Development Department for review and approval prior to the issuance of building permits.
Proof of recordation of approved CC & R's shall be submitted to the Community Development Director six (6) months after recordation of the Final Map.
Requirements of Section 7.2-6(G) shall be shown on structural plans and reviewed at the time of Building Division plan check.
There shall be compliance with all requirements of the Public Works Department and Fire Department.
5. Two copies of a landscaping plan indicating size, type and quantity of plant materials shall be submitted for Planning Division for review and approval prior to approval for structural plan check.
a) An automatic landscape sprinkler system shall be provided, and shall be shown on plans. (Building permits are required)
b) At least two specimen size trees (minimum 36" box size) shall be provided with at least one in the front yard.
6. Architectural treatment shall be as shown on building elevations. Any modification shall require approval by the Community Development Director.
Precise building height shall be reviewed at the time of plan check to the satisfaction of 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 shall be denoted on plans submitted for structural plan check and 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, a formal notification letter shall be sent to abutting property owners within 100 feet regarding the commencement of construction date. a. The form of the letter and the, list of abutting property owners to whom notice shall be sent shall be provided by the Planning Division of the Community Development. b. A building permit will not be issued until at least five (5) days have elapsed from mailing of the notification letter via certified mail to all abutting property owners. c. Building permits will be issued when the applicant provides receipts of certified mail to the Community Development Department
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