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 City of Hermosa Beach --- 07-21-98SUBJECT: CONDOMINIUM 98-13 PRECISE DEVELOPMENT PLAN 98-18 VESTING TENTATIVE PARCEL MAP # 25096 LOCATION: 824-828 Manhattan Avenue
APPLICANT: Michael Mulligan 200 Pier Avenue 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: High Density Residential ZONING: R-3 LOT SIZE: 3,119 Square Feet EXISTING USE: 2 dwelling units
PROPOSED SQUARE FOOTAGE: Unit 824: 2,175 sq. ft. Unit 828: 2,143 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 attached units, each with 3 bedrooms, and 1 full, one 3/4 and two 1/2 baths. The building is two stories above basement level garages and includes balconies. The building is designed in a Mediterranean architecture with balustrade railings, wrought iron and stucco finish.
The garages for the units are accessed from Bay View Drive on the east and Manhattan Avenue on the west. Required parking is provided in two two-car garages, and four guest-parking spaces are provided in the driveways fronting on both Bayview Drive and Manhattan Avenue. The four guest spaces compensate for the two lost spaces on Manhattan Avenue as a result of the new curb-cut for the project. The turning area for guest spaces on Bay View Drive is less than the required minimum depth of 23 ft., and a Condition of Approval has been added to require the minimum. Lot coverage is below the maximum of 65%, and all required yards are provided.
The height of the proposed structures exceeds the maximum 30-foot height limit by 1.61 feet as measured from existing natural grade interpolated from existing corner point elevations. Additional open space is required for the 828 unit, which consists of only 161 square feet of area, which can be included in the open space calculation. A total of 600 square feet is required for the project, however only 461 square feet are currently proposed. The open space areas for both units are located on roof decks accessed by staircases leading from the living rooms. Conditions of Approval include requiring the building to be lowered to comply with the maximum height, and conformance to the minimum square feet of open space.
The required trash facilities are shown in the required side yard setback, and the required 200 cubic feet of storage space is not provided for either unit. A Condition of Approval has been added requiring the trash facilities be relocated, and the storage space be provided. Also, since these units typically come equipped with forced air units (FAU), and built-in vacuum cleaners, a condition has been added to identify the location of the FAU, and vacuum canister, and to provide a minimum of 200 cubic feet of storage space for each unit.
Landscaping areas are very minimal, and no landscaping plan identifying size, type, and quantity of plant material was submitted. Staff is including a Condition that at least two trees be a minimum 36" box size, and that a revised plan be provided to enhance the landscaping in all yard areas. A Condition is also included that decorative paving be used 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 #25096 FOR A TWO (2) UNIT CONDOMINIUM PROJECT, AT 824-828 MANHATTAN AVENUE AND LEGALLY DESCRIBED AS NORTHERLY PORTION OF LOT 24 AND SOUTHERLY PORTION OF lot 25, BLOCK A, TRACT 860.
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, owners in escrow of real property located at 824-828 Manhattan Avenue, seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25096 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 3,119 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, and 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 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) Each unit shall have the minimum 200 cubic feet of storage space and revised plans shall be submitted clearly denoting storage space and the location of the Forced Air Unit and vacuum canister, if they are to be installed. (b) A minimum of 300 square feet of open space shall be provided for each unit. (c) 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. (d) The project shall be revised to lower height to the maximum elevation permitted on the subject site. (e) The turning area for guest parking on Bay View Drive shall be a minimum of 23 feet in depth. 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
4. 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 and showing additional landscaped areas shall be submitted for Planning Division for review and approval prior to the issuance of Building Permits.
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 and site and floor plans. 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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