Supplemental
Information
VII.b
Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of February 21, 2023
Title
PDP 22-03 REQUEST FOR A PRECISE DEVELOPMENT PLAN FOR A TWO-UNIT ATTACHED DUPLEX PROJECT AT 414 MONTEREY BOULEVARD AND DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
(Associate Planner Maricela Guillean)
Body
Recommended Action:
Recommendation
Staff recommends Planning Commission adopt Resolution No. 23-02 approving the Precise Development Plan (PDP 22-03) for a two-unit 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 of a Precise Development Permit that would permit the construction of an attached two-unit (2) duplex development at 414 Monterey Boulevard, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA).
Background:
Pursuant to Section 17.58.030(B) of the Hermosa Beach Municipal Code (HBMC), the proposed new two-unit duplex requires a Precise Development Plan to be completed as part of the application review because it is not a single-family residence or an addition less than 1,500 square feet. As specified in the Hermosa Beach Municipal Code (HBMC) Section 17.58, “the purpose and intent of requiring a Precise Development Plan (PDP) review for development projects is to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic, and environmental objectives, and to protect existing and potential developments, and uses on adjacent and surrounding property.”
Project Description:
The project proposes to demolish two detached existing dwellings to construct a new two-unit attached duplex project. Unit A would be 2,719 square feet in living area and Unit B would be 4,036 square feet. A 1,130 square-foot four-car garage and two unenclosed guest parking spaces are also proposed. The duplex incorporates multiple balcony and deck areas with a storage area.
Discussion:
Development Standards
The proposed project complies with the requirements of the Zoning Ordinance, including the R-3 zone and design standards for condominiums in HBMC Chapter 17.22.
Precise Development Plan Findings:
The Code language is noted in boldface below, followed by staff’s analysis in normal type.
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 4 enclosed parking spaces and two guest parking spaces. All proposed parking will be located on site;
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.
9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: Not applicable as the project is Categorically Exempt from the provisions of the California Quality Act (CEQA).
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.
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.
Public Notification:
For the February 21, 2023 Planning Commission meeting, a total of 311 public notices were mailed to the applicant, and occupants and property owners of properties within a 300-foot radius. Notices were sent on February 9, 2023. A legal ad was published on February 9, 2023 in the Easy Reader, 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 Section 17.68.050. Public notification materials are included as Attachment 3. As of the writing of the report, staff has received no public comments.
Conclusion:
The proposed project, as conditioned, is consistent with the zoning code and other relevant provisions of the Municipal Code. The subject site is also physically suitable for the type and density of proposed development. Therefore, staff recommends adoption of Resolution No. 23-02 approving the Precise Development Plan for the construction of a two-unit attached duplex project and determine the project is Categorically Exempt from the California Environmental Quality Act (CEQA).
Attachments:
1. Draft Resolution No. 23-02
2. Project Plans
3. Public Notification Package
4. Zoning Map
5. SUPPLEMENTAL - eComment from Rick Goff 2/19/23
Respectfully Submitted by: Maricela Guillean, Associate Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, Community Development Director