Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of December 11, 2023
Title
REQUEST FOR A PRECISE DEVELOPMENT PLAN AMENDMENT (PDP 23-05) FOR AN ATTACHED DUPLEX PROJECT AT 414 MONTEREY BOULEVARD IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE AND DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
(Associate Planner Maricela Guillean)
Body
Recommended Action:
Recommendation
Staff recommends the Planning Commission adopt Resolution 23-XX (Attachment 1) approving the Precise Development Plan amendment (PDP 23-05) for an attached duplex project located at 414 Monterey Boulevard, subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA).
Body
Executive Summary:
The following is a request for approval to amend a Precise Development Plan that would permit the construction of an attached duplex development at 414 Monterey Boulevard, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA).
Background:
There are two existing detached dwellings located at 414 Monterey Boulevard. Both units are proposed to be demolished as part of the proposal. At the February 21, 2023, Planning Commission meeting, the Planning Commission approved Resolution 23-02, thereby approving the request for a two-unit attached duplex project. Since the February approval, the applicant has resubmitted plans with a modified layout.
Pursuant to P.C. Resolution 23-02 (Attachment 2), Condition of Approval No. 1 states minor modifications that do not affect scale, type, location or intensity of uses or impacts may be approved by the Community Development Director when not in conflict with the findings or conditions or this permit. As the applicant is relocating the structure closer to the front property line, expanding the size of unit B, reducing the size of unit A, and modifying the private open space areas, the project scope exceeded that for a minor modification and requires a Precise Development Plan amendment.
Table 1. Past Board, Commission and Council Actions
|
Meeting Date |
Description |
|
February 21, 2023 |
Planning Commission adopted Resolution 23-02, approving a Precise Development Plan for a two-unit attached duplex project at 414 Monterey. (Attachment 3) |
Site Information Table:
The following table describes the existing site characteristics.
Table 2. Site Information
|
Site Information |
|
General Plan |
Medium Density Residential (MD) |
|
Zoning |
Multiple-Family Residential (R-3) |
|
Lot Size |
3,855 square feet |
|
Existing Square Footage |
N/A |
|
Surrounding Zoning |
North: Multiple Family Residential (R-3) |
|
|
|
East: Open Space (O-S) |
|
|
|
South: Multiple Family Residential (R-3) |
|
|
|
West: Multiple Family Residential (R-3) |
|
|
Surrounding Uses |
North: Multiple Family Residential |
|
|
|
East: Multiple Family Residential |
|
|
|
South: South Park |
|
|
|
West: Multiple Family Residential |
|
Project Description:
The project proposes to demolish two detached existing dwellings to construct a new two-unit attached duplex project (Attachment 4). Unit A would be 1,921 square feet in living area and Unit B would be 4,941 square feet. The project proposes to remove the existing 8-foot driveway located on the south front corner property line and create a 16’-0” curb cut to access the garage and guest parking spaces for both units. The driveway and two unenclosed guest parking spaces will partially encroach within the public right-of-way and will lead to a 1,435 square-foot four-car garage. The duplex incorporates multiple balcony and deck areas with a storage area and 621 square foot basement living area.
Discussion:
Development Standards
The proposed project complies with the requirements of the Zoning Ordinance, including the R-3 zone in Hermosa Beach Municipal Code (HBMC) Section 17.16 (Attachment 5).
Table 3. Multiple-Family Residential (R-3) Development Standards
|
Criteria |
Required |
Provided |
|
LOT STANDARDS |
|
|
|
Minimum Lot Area |
2,650 Square Feet per unit |
3,581 Square Feet per unit |
|
Lot Coverage Maximum |
65% or 2,327.65 Square Feet |
64.73% or 2,318 Square Feet |
|
HEIGHT: |
30’-0” |
30’-0” |
|
YARDS: |
|
|
|
Front |
3 feet |
6 feet 11 inches |
|
Side |
3 feet 5 inches |
3 feet 7 inches |
|
Rear |
5 feet |
10 feet |
|
PARKING AND DRIVEWAYS: |
|
Total Parking Spaces Minimum |
6 spaces total |
6 spaces total |
|
Garage Spaces Minimum |
4 (two per unit) |
4 (two per unit) |
|
Guest Space Minimum |
1 space |
2 guest spaces |
|
Driveway Slope |
20% |
12.50% |
|
OPEN SPACE: |
|
|
|
Private Open Space: |
300 Square Feet per unit (only 100 sq. ft. of the roof deck can count) |
Unit A: 325 Square Feet per unit Unit B: 1,149 Square Feet per unit |
|
DESIGN ELEMENTS: |
|
|
|
Minimum Unit Size |
1,600 Square Feet per unit |
Unit A: 1,921 Square Feet per unit Unit B: 4,941 Square Feet per unit. |
|
Storage Area (Per Unit) |
200 cubic feet |
Unit A: 240 cubic feet Unit B: 300 cubic feet |
|
Solid Waste Area (Per Unit) |
Area for 3 bins at 2.5’ by 2.5’ each |
Area for 3 bins at 2.5’ by 2.5’ each |
Findings:
All projects requiring a Precise Development Plan must make findings pursuant to Section 17.58.030 of the Municipal Code:
1. Distance from existing residential uses in relation to negative effects: Residential development is directly to the north, south and west of the subject site. The proposed two-unit duplex development will blend in cohesively with the existing streetscape of multi-family residential uses.
2. The amount of existing or proposed off-street parking in relation to actual need: Based on the proposed development, the R-3 zone requires 4 parking spaces (two per unit) and one guest space for every two units (1 space). The project proposes to remove the existing 8-foot driveway located on the south front corner property line and create a 16’-0” curb cut to access the garage and guest parking spaces for both units. The new curb cut results in a loss of one on-street parking space. HBMC Section 17.44.020 (B) establishes that “one (1) additional space of on-site guest parking shall be provided for each on-street space lost because of new curb cuts and/or driveways.” The applicant is proposing four (4) enclosed parking spaces and two (2) guest parking spaces to fulfill the requirements.
3. The combination of uses proposed, as they relate to compatibility: The underlying zoning for the subject site is Multiple Family Residential (R-3) which permits two-unit projects. Properties to the north, south and west are also zoned R-3. The surrounding residential area is comprised of multi-story, multi-family residences. The proposed project would be compatible with the surrounding area as it would be a multi-story residential development.
4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area: The existing use of the lot as a two-unit development is not changing, and thus, the generated traffic volume is not anticipated to increase.
5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: The proposed architecture would be compatible with the surrounding area as there are existing developments that incorporate a contemporary architectural theme and is consistent with the bulk and massing of the existing neighborhood. The proposed project’s building configuration is consistent with the neighborhood’s development pattern and the overall character of the neighborhood.
6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools: The proposed duplex is designed with a direct access garage that fronts Monterey Boulevard. The driveway is oriented towards Monterey Boulevard and away from South Park, which is located directly behind the subject site. The nearest school is Our Lady of Guadalupe School, located 0.8 miles to the east at 304 Massey Avenue. As a result of the project’s location, it is not anticipated to have adverse effects on surrounding sensitive uses.
7. Noise, odor, dust and/or vibration that may be generated by the proposed use: Most of the noise, odor, and vibration impacts would be temporary and limited to the construction of the project. Therefore, adverse impacts are not anticipated due to increased noise levels being temporary during construction and there being no long-term ambient noise impacts.
8. Impact of the proposed use to the City’s infrastructure, and/or services: There is currently an 8-foot driveway access point on the southwest corner of the front property line. The proposed project would create a 16’-0” curb cut to access the shared driveway that leads to the garage. The new curb cut will result in a loss of one on-street parking space. The applicant is proposing a total of two guest parking spaces, which is required pursuant to HBMC 17.44.020.B. Modifications and encroachments in the public right-of-way would require permits from the Department of Public Works and Condition of Approval No.14 and 15 are project specific conditions that address the driveway encroachment and Low Impact Development (LID) improvements in the public right of way.
9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: The project does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the HBMC and General Plan. Conditions of approval have been incorporated to further ensure the project does not create adverse environmental impacts.
10. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the City as a whole. As noted in the above criteria, approval of the proposed project will not result in the creation of an impact to the surrounding uses and/or the City as a whole. The proposed development is consistent with the surrounding buildings.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below:
Governance Element:
• Goal 1. A high degree of transparency and integrity in the decision-making process.
o Policy 1.1 Open meetings. Maintain the community’s trust by holding meetings in which decisions are being made, that are open and available for all community members to attend, participate, or view remotely. Land Use and Design Element:
• Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents.
o Policy 1.6 Scale and context. Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing.
• Goal 2: Neighborhoods provide for diverse needs of residents of all ages and abilities and are organized to support healthy and active lifestyles.
o Policy 2.3 Balanced neighborhoods. Promote a diverse range of housing unit types and sizes, within allowed density.
• Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings.
o Policy 5.6 Eclectic and diverse architecture. Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles.
In addition, conditions of approval requiring the applicant to comply with the applicable mitigation measures as part of the Program EIR for Plan Hermosa, the City’s General Plan have been incorporated. These conditions of approval include requiring the applicant to comply with the rules and regulation of the Southern California Air Quality Management District, requirements for ground disturbing activities for purposes of protecting cultural resources and ensuring that activities are within acceptable vibration standards.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 3 categorical exemption, New Construction or Conversion of Small Structures as defined in section 15303(b) “A duplex or similar multi-family residential structure, totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes and similar structures designed for not more than six dwelling.” As proposed, the project is comprised of a new two-unit duplex in an urbanized area. Moreover, none of the exceptions to the categorical exemption(s) apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environmental due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway.
Public Notification:
For the December 11, 2023 Planning Commission hearing, a total of 311 public hearing notices were mailed to the applicant, and occupants and property owners of properties within a 300-foot radius on November 29, 2023. A legal ad was published on November 30, 2023 in the Beach Reporter, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC 17.68.050. Public notification materials are included as Attachment 6. As of the writing of the report, staff has received no public comments.
Attachments:
1. Draft Resolution No. 23-XX
2. P.C. Resolution 23-02
3. Link to the February 21, 2023 Planning Commission Staff Report
4. Project Plans
5. Zoning Map
6. Public Notification Package
Respectfully Submitted by: Maricela Guillean, Associate Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director