Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of June 15, 2021
Title
Conditional Use Permit CON 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two attached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA).
Applicant/Owner: Luc and Debbie Imbrechts
160 Lyndon Street
Hermosa Beach, CA 90254
Recommended Action:
Recommendation
Staff recommends the Planning Commission adopt the attached resolution approving the Conditional Use Permit (CON 20-4) and Precise Development Plan amendment (PDP 20- 8) to remodel and construct a 619 square foot addition to one of the two attached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA).
Body
Background:
GENERAL PLAN: High Density Residential
ZONING: Residential Professional (R-P)
LOT SIZE: 2,453 square feet
EXISTING SQUARE FOOTAGE: Unit A: 1,062 square feet
Unit B: 1,107 square feet
PROPOSED SQUARE FOOTAGE: Unit A: 1,681 square feet
Unit B: No change
PARKING REQUIRED: 4 Standard spaces/2 Guest space
PARKING PROVIDED: 4 Standard spaces/1 Guest space (Unit A)
ON STREET PARKING LOST/GAINED: 0 Lost/0 Gained No change
ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15301(e)
(Class 1 Exemption, Existing Facilities)
Subject Site
The subject lot is located on the south side of Lyndon Street, west of Monterey Boulevard and east of Palm Drive. The subject site is a through lot and is accessed from both Lyndon Street and Herondo Street. The subject site measures 2,453 square feet and is currently developed with two existing attached condominium units, one unit fronting Lyndon Street (Unit A) and the second unit fronting Herondo Street (Unit B). The subject site and lots located directly to the north of are zoned R-P (Residential Professional). Properties to the west are zoned neighborhood C-1 (Neighborhood Commercial). The City of Redondo Beach is located south of Herondo Street. The neighborhood is comprised of multiple-family and multi-story residential uses.
Past Planning Commission Actions
In 1978, the Planning Commission adopted Resolution No. 77-52 approving a two-unit attached condominium project on the subject site. Planning records also indicate approvals for subsequent modifications consisting of a deck addition approved in 1988 and a balcony enclosure in 2001. After a thorough search of Planning records, staff has been unable to locate the original approval.
Proposed Project
The applicant is requesting a CUP and PDP Amendment for a 619 square foot addition for the unit addressed as 160 Lyndon Street (Unit A). The proposed addition would be located on the third floor of the existing unit. The existing floor plans for Unit A (160 Lyndon Street) include a two-car garage with a bedroom and bathroom at the first floor level. The second floor level includes an existing kitchen, living room, dining room, a second bedroom and a second bathroom. The proposal would reconfigure the existing floor plans to provide a two-car garage and den with a bathroom at the first floor, three bedrooms and two bathrooms on the second floor, and a kitchen, living room, powder room, and a 300 square foot deck on the third floor.
Unit B (161 Herondo Street) is an existing two-story attached condominium with an existing two-car garage, bedroom, and bathroom on the first floor. The master bedroom, master bathroom, kitchen, living room and dining room are located on the second floor of Unit B. The living room for Unit B leads to the existing roof deck for the unit. The proposal does not include any modifications to 161 Herondo Street (Unit B).
Access and Parking
There are two existing driveway approaches on-site for each unit. Unit A has an existing two-car garage that is accessed off of an existing 30-foot driveway approach on Lyndon Street. Unit B also has an existing two-car garage that is accessed off of an existing 21-foot driveway approach located on Herondo Street. The subject site has one existing legal non-conforming guest parking space for Unit A, which is located adjacent to the existing two-car garage for 160 Lyndon Street. The proposal does not include any changes to the existing two-car garages or guest parking space. However, the applicant proposes to make changes to the private driveway accessed off of Herondo Street in order to meet the maximum 15% driveway slope for non-conforming properties. The proposed project will not result in any loss of on-street parking spaces since no modifications to the existing driveways are proposed.
Architectural Design
The proposed project also includes an exterior remodel. The exterior remodel incorporates a contemporary architectural style with exterior treatments of cement fiber siding and wood finishes.
Analysis:
A proposal to modify an existing condominium project requires findings for consideration of a Precise Development Plan, and Conditional Use Permit as set forth in Hermosa Beach Municipal Code (HBMC) Sections, 17.40.020, and 17.58.030.
CEQA Compliance:
The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301(e), Class 1 Exemption, Existing Facilities, because the proposal pertains to an addition to an existing structure that will not result in an increase of more than 50 percent of the floor area before the addition, or 2,500 square feet, whichever is less. More specifically, the project is comprised of a 619 square foot addition to an existing condominium in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor will 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. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
Development Standards:
Pursuant to the Hermosa Beach Municipal Code (HBMC) section 17.20.010 (Permitted Uses) residential uses within the R-P zone are subject to the same regulations as provided in the R-3 zone. The existing structure and use do not comply with all of the requirements of the Zoning Ordinance, including the R-3 zone and design standards for condominiums in HBMC Section 17.22. The subject site is considered existing legal nonconforming. The summary table below compares the subject site to current code requirements.
|
CRITERIA |
REQUIRED |
PROPOSED |
|
Minimum Lot Area for 2 Units |
2,640 Sq. Ft. (1,320 Sq. Ft. per unit) |
2,453 Sq. Ft. (1,455 Sq. Ft. per unit) Legal Nonconforming |
|
Lot Coverage Maximum |
70% |
67% |
|
Height Maximum |
30’ |
30’ |
|
Front Yard Setback Minimum along Lyndon Street |
5’ |
2.8’ Legal Nonconforming |
|
Minimum East and West Side Yard Setback: |
3’ |
3’ |
|
Front Yard Setback Minimum along Herondo Street |
0’ |
0’ |
|
Total Parking Spaces |
6 spaces total |
5 spaces total Legal Nonconforming |
|
Garage Parking Spaces |
4 (2 per unit) |
4 (2 per unit) |
|
Guest Parking Space |
2 spaces |
1 spaces (Unit A) Legal Nonconforming |
|
Driveway Maximum Slope |
15% for legal non-conforming properties |
15% |
|
Turning Radius |
23’ |
23’(+) along both Lyndon and Herondo Street |
|
Open Space Per Unit |
300 Sq. Ft. |
Unit A: 300 Sq. Ft. (Proposed) Unit B: 100 Sq. Ft. (Existing) Legal Nonconforming |
|
Minimum Unit Size (2 and 3 bedroom condominium) |
Unit A: 1,600 Sq. Ft. Unit B: 1,250 Sq. Ft. |
Unit A: 1,681 Sq. Ft. (Proposed) Unit B: 1,107 Sq. Ft. (Existing) Legal Nonconforming |
|
Storage Area Per Unit |
200 Cu. Ft. |
Unit A: 205.2 Cu. Ft. (Existing) Unit B: 158.7 Cu. Ft. (Existing) Legal Non-conforming |
|
Solid Waste Area Per Unit |
Screened area for 6 bins (3 bins each unit) at 2.5’ by 2.5’ each |
Located in the east and west side yards behind a gate. |
Nonconforming Expansion, Remodeling, and Alterations
Legal nonconforming properties are subject to HBMC Section 17.52. Due to the lot size and the development standard, the subject site is a nonconforming use and a nonconforming structure. Properties with a nonconforming use and nonconforming structure are subject to HBMC Section 17.52.030.A. (2) and HBMC Section 17.52.035, a “maximum of fifty (50) percent expansion in floor area of the existing building(s) on the building site that existed prior to October 26, 1989, provided that for residential uses the expansion does not result in greater than 3,000 square feet of floor area for each dwelling unit but in no event exceeds 5,000 square feet of total floor area for the building site.” The subject site is permitted a 50% expansion in floor area. Including the 23 square foot addition in 2001, the building site is allowed a 1,073 square addition for both units. If the project is approved, the building site would have 431 square feet remaining for future expansions for both units.
Covenants, Conditions, and Restrictions
Revised Covenants, Conditions and Restrictions (CC&R’s) have been submitted to reflect the proposed amendments and will be reviewed by Planning Division for compliance with applicable sections of the zoning ordinance and this entitlement, should the Planning Commission approve.
Access and Parking:
Building sites that are nonconforming to parking have additional expansion guidelines set forth in HBMC Section 17.52.035. Building sites with less than one parking space per unit are limited to 100 square foot addition. There are a total of four on-site parking spaces located within private two-car garages for each unit, and one legal nonconforming on-site guest parking space for Unit A. Parking for Unit A is accessed off of an existing concrete driveway from Lyndon Street. Parking for Unit B is accessed off of a 21-foot driveway from Herondo Street leading to the existing two-car garage. The driveway for Unit B has an existing driveway slope over 20%. Pursuant to HBMC Section 17.52.035, building sites that do not comply with standards set forth in HBMC Section 17.44, which provide at least the minimum standards set forth in HBMC Section 17.52.035.B, such as a maximum15% driveway slope, shall be deemed conforming to these requirements and shall be considered complying parking spaces for existing residential buildings.
In order to count the two on-site parking spaces located within the two-car garage for Unit B, the existing driveway slope shall comply with the maximum15% driveway slope. The proposal includes driveway modifications, which will provide small breaks in-between the existing concrete so that each section of the driveway will comply with maximum 15% driveway slope requirement (Attachment 4). If the existing driveway for Unit B is not modified to meet the maximum 15% requirement, than the building site is limited to a 100 square foot addition. In order to allow the 50% expansion, Planning Commission must determine the alternative driveway slope design is consistent with HBMC Section 17.52.035.
Landscape and Green Measures:
All plants must be water conserving as required by the Hermosa Beach Water Conservation and Drought Management Plan (HBMC Section 8.56) and Water Efficient Landscaping (HBMC Section 8.60). The landscape plan includes a mixture of drought tolerant plants at a new ground planter located within the west side yard of Unit A (160 Lyndon). In addition, there is an existing 24-inch box size Guadalupe palm at an existing planter at the southeast corner of Unit B. The project is conditioned to ensure that all proposed planting materials and trees comply with HBMC Section 8.60, Water Efficient Landscaping. The landscape plan shows that subject site will have over 50% permeability due to the proposed permeable pavers for Unit A and the proposed preamble driveway for Unit B. and an automatic irrigation system with a moisture sensor is proposed for the landscaped areas.
The project must comply with Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally, 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements.
Compatibility with surrounding area:
The subject site is zoned R-P Residential Professional with similar residentially zoned properties to the north, east, and west. Similar residential development is found in the surrounding area comprised primarily of multi-story and multi-family residences.
The proposed layout of the building is consistent with multiple-family residential buildings in the immediate neighborhood consisting of properties with access from both the alley and Monterey Boulevard.
Subdivision Map:
Planning Commission approved Vesting Parcel Map No.10787 on April 24th 1978 with resolution No. 78-20. 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. The subdivision and improvements were reviewed and were determined to be compliant with criteria for approval of a subdivision map and were not likely to cause serious public health problems within the proposed subdivision.
Subsequently, the Final Parcel Map No. 10787 was approved on December 12, 1978 with City Council Resolution No. 78-4236 (attached). Since the Final Map was approved by the City of Hermosa Beach and recorded, a new tentative parcel map is not required for this project.
The proposed addition and remodel can utilizes the existing utilities that service the residential uses in the immediate neighborhood. In addition, the existing utilities have the capacity to serve the proposed 619 square foot addition. The Fire Department, Public Works Department, and Building & Safety Division preliminarily reviewed the submitted plans, and no major concerns were identified.
General Plan Consistency:
The subject site is located within the High Density Residential (HD) General Plan Land Use designation area; the purpose of which is to provide a range of residential housing types to serve the varying living accommodation needs or desires of the community. The intent of this designation is to preserve and contribute to the inventory of diverse housing types available to residents and offer alternatives to single-family residential development. The designation allows for a variety of high-density building types and development patterns (PlanHermosa, pages 73-75).
This designation provides a range of residential building formats including condominiums, townhouses, duplex/triplex, and apartment buildings. Single-family residential is discouraged in this designation. The appropriate density range is 25.1 to 33.0 dwelling units per acre (PlanHermosa, pages 73-75).
The subject site is also located within the Herondo Neighborhood character area as indicated in the City’s General Plan, which accommodates the city’s higher density and larger format residential development. Multiple connections to nearby neighborhoods, community parks, and the Greenbelt are provided throughout Herondo Neighborhood (PlanHermosa, page 86).
The future vision of this neighborhood is to preserve the scale and building form of this neighborhood and maintain connections and access to nearby amenities. This character area is protected for larger formats and apartment complexes and townhomes (PlanHermosa, page 86).
Condominium and apartment building styles are common in this area, with larger building types than most neighborhoods. Most buildings are three stories tall, and are oriented towards the street, with primary entrances to apartments connected directly to the sidewalk (PlanHermosa page 86).
The proposed project is consistent with the HD Land Use designation in that it will contribute to the residential neighborhood as a multi-family (two-unit on a single lot) development and meets the intent of the Herondo Neighborhood character area by preserving two-units on a lot. The proposal for the 619 square foot addition to one of the two-unit development is consistent with the Herondo Neighborhood character area in that the Unit A will be three-stories, which is consistent with other units in the neighborhood.
The subject site is a through lot and both Lyndon Street and Herondo are public streets. Access to the existing two-unit condominium will continue to be provide along Lyndon Street for Unit A, and along Herondo for Unit B.
The proposed project 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. The proposal includes adding a third-floor to one of the two existing condominium units. Three-story buildings are encouraged in the Herondo Character area. Thus, the proposal is consistent with the urban context of the designated neighborhood.
Ø Goal 2:While each neighborhood in Hermosa Beach is distinct, they each provide a variety of housing types, densities, designs and mix of uses and services that collectively reflect the small beach town character. The diversity of building types responds to the diversity of the city’s population and the desire to create interesting and varied neighborhoods.”
o Policy 2.1 Neighborhoods are complete and well-structured by encouraging, where appropriate, the following characteristics including having homes with entries and windows facing the street. The proposal includes a large front facing balcony with horizontal guardrails and large vertical windows, which encourages having “eyes on the street.
o Policy 2.6 Diversity of building types and styles. Encourage a diversity of building types and styles in areas designated for multi-family housing ranging from duplex/triplex/fourplex to courtyard housing to multi-family housing projects. The proposal will maintain the number of existing units and thus, preserve the diverse the existing multi-family housing vital to the area.
Summary:
The project as conditioned is consistent with the zoning code, subdivision laws and other relevant provisions of the Municipal Code, and the site is physically suitable for the type and density of proposed development. Therefore, staff recommends adoption of the attached resolution approving the Conditional Use Permit and Precise Development Plan amendment to remodel and construct a 619 square foot addition to one of the two attached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA).
Attachments:
1. Proposed Resolution
2. Site Photographs
3. Applicant Submittal
4. Alternative Driveway Design
5. CC Resolution No. 78-4236
6. Recorded Parcel Map No. 10787
7. Radius Map
8. Poster Verification
Respectfully Submitted by: Yuritzy Randle, Assistant Planner
Approved: Ken Robertson, Community Development Director
Legal Review: Patrick Donegan, City Attorney