Planning Commission approves two-condominium project at 1011 Manhattan Ave.

The Hermosa Beach Planning Commission on Sept. 16 approved a plan to demolish an existing single-family home and build two condominium units at 1011 Manhattan Avenue.

Staff said the 3,994-square-foot interior lot currently contains a substantially altered 1913 house that a historic-resources assessment found not eligible for local, state or national listing. The applicant sought approval of a precise development plan (PDP24-18), conditional use permit (CUP24-15) and tentative parcel map (No. 84662) to replace the single dwelling with two condominiums, each with a basement and two above-grade floors. Unit 1 is listed at 3,084 square feet and Unit 2 at about 3,000 square feet, and the project was found categorically exempt under CEQA (Class 3) as new construction of fewer than six units in an urban area.

Staff reported the development would increase the site’s housing by one unit and that no units on the site were classified as protected rental units requiring replacement. The proposal includes rear vehicular access from Palm Drive via a shared 9-foot-2-inch driveway leading to two two-car garages and two guest parking spaces (one more than the minimum). The plans show decks, landscaping and three trash bins per unit, and staff said the project meets R-3 development standards for lot area, height (30 feet maximum), lot coverage, open space and condominium standards (private storage, unit size and front setbacks).

The applicant’s representative told the commission the owner agreed to all recommended conditions. The representative highlighted that condominium declarations (CC&Rs) will be reviewed by the city before recordation and contain provisions restricting garages to vehicular parking, which the speaker said helps ensure on-site parking is used by residents rather than converted to living space. The representative also noted civil plans and street-improvement requirements will address sidewalk and ADA compliance, and that the project’s interpolated-grade height certification will be submitted during construction.

One resident who owns the building across the street said she had no objection after reviewing the plans but asked whether the project would include a roof deck; staff and the applicant confirmed that none is proposed. Another online commenter asked about enforcement of permitted garage uses; the applicant said CC&Rs are private documents enforceable among owners but that the city reviews CC&Rs before recordation and could take action if approved uses are not followed.

Commissioners said they found the staff analysis and required findings in order, noting the project complies with municipal-code development standards and several general-plan housing policies that encourage a diverse range of housing and homeownership opportunities. Vice Chair Izant, Commissioner Flaherty, Commissioner McNally, Commissioner Zont and Chair Tera Hirsch voted to adopt staff’s recommendation.

The commission adopted a resolution (filed as Resolution 25-15 in the staff report) determining the project CEQA-exempt and approving CUP24-15, PDP24-18 and Tentative Parcel Map No. 84662, subject to the conditions listed in staff’s draft resolution. The vote was unanimous with Commissioner Hoffman absent.

The applicant must comply with the city’s conditions of approval, applicable building codes and civil plan requirements before building permits are issued.