Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of December 11, 2023
Title
REQUEST FOR A CONDITIONAL USE PERMIT (CUP 23-10), PRECISE DEVELOPMENT PLAN (PDP23-07), AND VESTING TENTATIVE PARCEL MAP (VTPM NO. 84231) FOR A THREE-UNIT ATTACHED CONDOMINIUM PROJECT AT 620 9TH STREET IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE AND DETERMINE THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
(Assistant Planner Johnathon Masi)
Body
Recommended Action:
Recommendation
Staff recommends that the Planning Commission adopt Resolution #23-XX (Attachment 1) and approve CUP23-10, PDP23-07, and VTPM No. 84231 for a three-unit-attached condominium at 620 9th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA).
Body
Executive Summary:
The applicant proposes to demolish the existing structures and construct three new attached residential condominiums with attached garages, meeting all the development standards as outlined in Hermosa Beach Municipal Code (HBMC) Chapters 17.12 and 17.22.
Background:
The site is currently developed with a single-family, single-story dwelling constructed in 1950. The site is located on the South side of 9th Street, between Ardmore Avenue and Pacific Coast Highway in the Two-Family Residential (R-2) Zone (Attachment 2). The property is located outside of the Coastal Zone.
Site Information Table:
The following table describes the existing site characteristics.
Table 1. Site Information
|
Site Information |
|
General Plan |
Medium Density Residential (MD) |
|
Zoning |
Two-Family Residential (R-2) |
|
Lot Size |
5,413 square feet |
|
Existing Square Footage |
1,192 square feet |
|
Surrounding Zoning |
North: |
R-2 |
|
|
East: |
R-2 |
|
|
South: |
R-2 |
|
|
West: |
R-2 |
|
Surrounding Uses |
North: |
Multi-family |
|
|
East: |
Multi-family |
|
|
South: |
Single-family |
|
|
West: |
Multi-family |
Project Description:
The applicant proposes demolishing the existing single-family residence, and constructing three attached condominiums, with attached garages, meeting all development standards as required by Hermosa Beach Municipal Code Chapters 17.12 and 17.22.
Access
The site currently utilizes a driveway off 9th Street, located along the East property line to satisfy parking requirements. The new development proposes relocating the driveway to along the West property line. The driveway would remain accessible from 9th Street but would result in a new curb cut and the elimination of one on-street parking space. HBMC 17.44.020 requires residential developments with three or more units provide one additional guest parking space in lieu of each on-street parking space eliminated because of new curb cuts and/or driveways. The project proposes to meet this requirement by providing four guest parking spaces. All three units are accessed by way of a driveway along the easterly property line.
Height
Roof height is measured by identifying the property corner elevations and interpolating an average grade line between them. The maximum height in the R-2 Zone is 30 feet, measured from the interpolated grade. Plans include calculations for critical points on Sheet A105. The critical points represent a mathematical test of the highest points of the proposed buildings. The project plans provide six test points: three for Unit A (highlighted blue on plans), one for Unit B (red on plans), and two for Unit C (yellow on plans) to verify the height of the project (Attachment 3).
Exterior Finishes & Floor Plans
The exterior of the property features a smooth stucco finish with articulated color stucco and color paneling to complement features of the units. Each unit contains five (5) bedrooms and four and one-half (4.5) bathrooms along with storage areas, laundry rooms, internal elevators, and deck space. Landscaping shown on Sheet A112 includes Dymondia groundcover in the rear yard, California Fescue and Deergrass in the easterly side yard, and Deergrass in the front planter box.
Discussion:
Development Standards
The project complies with all development standards prescribed by the Zoning Code, including specific use and Zone standards as detailed in Table 2 below.
Table 2. Two-Family Residential (R-2) Development Standards for Condominiums
|
R-2 Criteria |
Required |
Provided |
|
LOT STANDARDS |
|
|
|
Minimum Lot Area |
1,750 Square Feet per unit |
1,802 Square Feet per unit |
|
Lot Coverage Maximum |
65% or 3,518.45 Square Feet |
65% or 3,518.45 Square Feet |
|
HEIGHT: |
30 Feet |
30 Feet |
|
YARDS: |
|
|
|
Front |
5 Feet |
6.5 Feet |
|
Side |
5 Feet |
5 Feet |
|
Rear |
5 Feet/3 Feet |
7.93 Feet |
|
PARKING AND DRIVEWAYS: |
|
|
|
Total Parking Spaces Minimum |
8 |
10 |
|
Garage Spaces Minimum |
6 |
6 |
|
Guest Space Minimum |
2 |
4 |
|
Driveway Slope |
12.5% |
0.06%, 5.59%, 11.29% |
|
OPEN SPACE: |
|
|
|
Private Open Space: |
300 Square Feet per unit |
Unit A: 302 Square Feet Unit B: 301 Square Feet Unit C: 415 Square Feet |
|
DESIGN ELEMENTS: |
|
|
|
Minimum Unit Size |
1,600 Square Feet |
Unit A: 2,935 Square Feet Unit B: 2,203 Square Feet Unit C: 2,995 Square Feet |
|
Storage Area (Per Unit) |
200 Cubic Feet per unit |
Unit A:327.39 Cubic Feet Unit B: 233.82 Cubic Feet Unit C: 319.95 Cubic Feet |
|
Solid Waste Area (Per Unit) |
(3) 4’ tall 2’x2’ trash cans |
(3) 4’ tall 2’x2’ trash cans |
Covenants, Conditions, and Restrictions:
Draft Covenants, Conditions and Restrictions (CC&R’s) have been submitted to staff by the applicant for review. If the project is approved, the Planning Division would review the CC&R’s, in conjunction with the City Attorney, for compliance with applicable sections of the zoning ordinance, state law, and this entitlement.
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:
The subject site is zoned R-2 Two-Family Residential with similar residentially zoned properties surrounding the subject site. Consistent with the development standards of the R-2 zone, the subject site is large enough to accommodate three units at a density of 1 unit per 1,802 square feet. Similar residential developments are found in the surrounding area comprised of multi-story multi-family residences.
2. The amount of existing or proposed off-street parking in relation to actual need:
The project would provide ten off-street parking spaces. Specifically, each unit would provide two off-street parking spaces within a garage. The project would also provide four shared guest parking spaces located adjacent to the trash enclosure at the rear of the property, parallel to the garage door of Unit B, and in the driveway leading to Unit A garage parking. The ten off-street parking spaces comply with the Hermosa Beach Municipal Code and meet the needs generated by the project.
3. The combination of uses proposed, as they relate to compatibility:
The attached residential condominiums are consistent and compatible with the surrounding area, given the neighborhood is comprised of mostly multi-family developments. The proposed project complies with all applicable development standards of the zone including height, setbacks, and lot coverage.
4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area:
The project consists of a net increase of two units; the expected traffic increase to the streets serving the area is minimal and would not pose significant risk to general safety of the neighborhood.
5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area:
The project does not incorporate signage and as a result is compatible with the area. Accordingly, the aesthetic of the building would remain in compliance with zone development standards including height, setbacks, and lot coverage to ensure compatibility with existing residences in the area.
6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools, churches, hospitals, and playgrounds:
The buildings and driveways are oriented toward 9th Street. The driveway leads to ten off-street parking spaces. The proposed building and driveway orientation would be consistent with the building orientation of surrounding properties and the project 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:
The project would not create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the three attached condominium units may generate noise, odor, dust, and vibration, but are considered temporary and would occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050.
8. Impact of the proposed use to the city’s infrastructure, and/or services:
The increase in infrastructure and service demand is minimal and would not pose significant risk for ability to provide necessary services.
9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms:
The project would 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.
No other considerations noted.
Additionally, consistent with HBMC Section 17.22.040, condominiums are subject to a Conditional Use Permit. In considering the granting of a Conditional Use Permit, general criteria for all uses shall be made pursuant to HBMC Section 17.40.020:
1. Distance from existing residential uses:
The subject site is zoned R-2 with similar residentially zoned properties on all sides. The surrounding residential area is comprised of multi-story, multi-family residences with some single-story single-family residences. The proposed project would be compatible with the surrounding area as it would be a multi-story condominium development.
2. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use:
The project would provide ten off-street parking spaces. Specifically, each unit would provide two off-street parking spaces within a garage. The project would also provide four shared guest parking spaces located adjacent to the trash enclosure at the rear of the property, parallel to the garage door of Unit B, and in the driveway leading to Unit A garage parking. The ten off-street parking spaces comply with the Hermosa Beach Municipal Code and meet the needs generated by the project.
3. Location of and distance to churches, schools, hospitals, and public playgrounds:
The subject site is located approximately 0.2 miles from the nearest church located at 730 11th Street, half a mile away from the nearest school located at 1645 Valley Drive, no hospitals within proximity, and approximately 0.4 mile away from the nearest public playground located at 425 Valley Drive. The proposed project would not create any conflict with these uses as the uses are currently surrounded by similar residential developments.
4. The combination of uses proposed:
The attached residential condominiums would be consistent and compatible with the surrounding area due to the fact the neighborhood is comprised of multi-family developments.
5. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses:
The proposed development complies with the requirements of the HBMC including building height, density, off-street parking, and setbacks. The building design incorporates wall articulations and various building finishes. The proposed project would be compatible with the surrounding residential uses.
6. The relationship of the proposed business-generated traffic volume and the size of streets serving the area:
The proposed project would not generate any business-related traffic as the development consists of residential units.
7. The number of similar establishments or uses within close proximity to the proposed establishment:
The subject site is zoned R-2 with similar residential uses surrounding the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property.
8. Noise, odor, dust and/or vibration that may be generated by the proposed use:
The project is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the three attached condominium units may generate noise, odor, dust, and vibration, but are considered temporary and would occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050.
9. Impact of the proposed use to the city’s infrastructure, and/or services:
The increase in infrastructure and service demand is minimal and would not pose significant risk for ability to provide necessary services.
10. Will the establishment contribute to a concentration of similar outlets in the area:
The subject site is zoned R-2 with similar residential uses surrounding the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property. However, there are no anticipated negative impacts resulting from the concentration of similar uses.
11. 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.
No other recommended considerations are noted; however, the Planning Commission may consider other items during the public hearing.
A vesting tentative parcel map grants vested rights to proceed with a project in accordance with the ordinances, polices and standards in effect at the time the application for approval of the vesting tentative map is completed. Staff reviewed the proposed vesting tentative parcel map (Attachment 4) for compliance with state law and municipal code standards. Pursuant to HBMC 16.16.020, vesting tentative maps must maintain consistency with the follow standards:
1. No land shall be subdivided and developed pursuant to a vesting tentative map for any purpose which is inconsistent with the general plan and any applicable specific plan.
The proposed three-unit condominium is on an existing 5,413 square foot lot, with a 50-foot lot width. The R-2 Zone requires a minimum lot size of 1,750 square feet per unit, resulting in a maximum of three dwelling units on the 5,413 square foot lot. The lot is consistent with surrounding lot sizes and lot widths within the same zone, and the General Plan Land Use designation for lots in the vicinity, and thus complies with Hermosa Beach ordinances regarding subdivision of lots.
General Plan Consistency:
This project and associated recommendation have been evaluated for its consistency with the City’s General Plan. Relevant Policies are listed below:
The subject site is located within the Medium Density Residential (MD) General Plan Land Use designation area; the purpose of which is to provide for the enhancement and reinvestment in mixed scale residential neighborhoods in Hermosa Beach. This MD Residential designation permits property owners to construct two residential units on a single lot and is located throughout the city to provide a transition between higher density residential or commercial uses and single-family neighborhoods.
The MD Residential land use designation allows small-scale residential uses, including single-family, and small-scale multi-family residential (duplex, triplex, condominiums, and townhouses.) The density range in the MD Residential land use designation is 13.1 - 25 dwelling units per acre. The project proposes 24.14 dwelling units per acre.
The subject site is also located within the Greenbelt Neighborhood, which offers a range of small-scale residential development types and provides nearby access to commercial services along Pacific Coast Highway. The future vision of this neighborhood is to maintain the building scale and form of this neighborhood, while enhancing access to local neighborhood serving commercial uses. The proposed development is consistent with the following Goals and Policies of PLAN Hermosa Land Use and Design Element:
Ø 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.
Ø 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.
Ø 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 the part of the Program EIR for PlanHermosa, 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:
The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (three) of new, small structures. More specifically, the project is comprised of three new condominium units in an urbanized area, where up to six dwelling units are exempt from CEQA. Moreover, none of the exceptions to the Categorical Exemption 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 environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway.
Additionally, the subdivision of the property is Categorically Exempt from CEQA as defined in Section 15315, Minor Land Divisions, because the subdivision relates to a residential property in an urbanized area. More specifically, the project proposes a subdivision of four or fewer parcels, in conformance with the General Plan and local zoning standards, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent.
Public Notification:
For the December 11, 2023 Planning Commission hearing, a total of 238 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 5. As of the writing of the report, staff has received no public comments.
Attachments:
1. Draft Resolution #23-XX
2. Zoning Map
3. Project Plans
4. Vesting Tentative Parcel Map No. 84231
5. Public Notification Package
6. SUPPLEMENTAL - Email from Anne-Marie Schaffer 12/11/23
Respectfully Submitted by: Johnathon Masi, Assistant Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director