AGENDA ITEM
TO:
HONORABLE CHAIR
AND MEMBERS OF THE PLANNING COMMISSION
FROM:
CARLOS LUIS
PLANNING MANAGER
SUBJECT:
title
CONFORMITY REPORT - 2750 EAST 20TH STREET SH SMART HOMES
summary
Summary:
On October 18, 2022, the Planning Commission approved Site Plan and Design Review 19-02 (SPDR 19-02) for development of three detached residential condominium dwellings, SH Smart Homes, at 2750 East 20th Street. Plans were subsequently submitted and approved for the issuance of a demolition permit. During demolition, the developer encountered sub-surface field conditions not previously known. These field conditions have resulted in design modifications to the footprint of one of the dwellings. Staff reviewed the modifications and determined the project to be in substantial conformance with the 2022 Planning Commission approval. Therefore, the modifications have been approved administratively and are being presented to the Planning Commission as a Conformity Report for SPDR 19-02.
recommendation
Recommendation:
Provide comments as deemed appropriate and receive and file.
body
Background:
Following Planning Commission approval of SPDR 19-02 in 2022 (Attachment A), issuance of demolition permits, and commencement of the demolition of existing buildings on the site, contractors discovered an unknown cement object located approximately four feet beneath the existing grade and approximately six feet wide by six feet long. “House A” was originally approved to be built over the area where the cement object was discovered. A search of City and State records, including oil operations records at the California Energy Management Division (CalGEM), yielded no permits or historical use for the object, making it unclear what the actual use was. Given the City’s historic oil operations and to allow access to the object should the need arise, the owner and architect have elected to redesign “House A” to avoid building over the area. It should be noted that providing access to the area is not required by the City or the State; however, the owner and architect have voluntarily decided to do so and staff is in agreement with this decision. The object does not appear to be an oil well. CalGEM has conducted site inspections of the two abandoned wells of record on the site. In addition, the site was tested for methane and both wells have been leak tested multiple times over the course of six years and have met the City’s rigorous requirements, which exceed the State requirements (1% leakage versus 10% leakage). Lastly, the City’s Oil and Gas Code requires the installation of a sub-surface methane mitigation system on all structures should wells begin to leak in the future. These mitigation measures also provide assurance from concerns regarding the unknow cement object.
Analysis:
Floor Plan
Originally, “House A” was designed as a one-story dwelling measuring approximately 2,010 square feet with an attached garage measuring approximately 489 square feet. The proposed redesign of “House A” will result in a total square footage of 1,923 square feet for the dwelling and 474 square feet for the garage (Attachment B). The redesign results in a reduction of 102 square feet for “House A” (87 square foot reduction of floor area and a 15 square foot reduction of garage area). This reduction is a result of the access to the cement object proposed by the applicant. “House A” will remain a one-story dwelling.
Setbacks
Due to the design modifications, setbacks for “House A” have also been changed. When the Planning Commission approved the project in 2022, the setback along the alley measured 18’-0”. Although the setback from the alley is not technically a front yard setback which is required when adjacent to a street, the alley was treated as a front yard setback and required a 20’-0” setback. The project requested a minor deviation to allow an 18’-0” setback along the alley and was approved. In order to accommodate the owner’s request to provide access to the cement object and maintain as much livable square footage, the setback has been reduced further to 10’-0”. Pursuant to Signal Hill’s Municipal Code’s definition of an alley, alleys are not considered a street. As a result, the 10’-0” setback would continue to comply with code since it will no longer be considered a front yard setback area. The easterly side yard setback which only requires a minimum 5’ setback has also been modified from 26’-3” to a range from 24’-6” to 32’-6”. The easterly side provides driveway access, which the architect has confirmed will continue to comply with Los Angeles County Fire Department Access.
Open Space
Open space requirements have also been impacted by the modifications to “House A.” Originally, a total of 784 square feet of open space was approved for “House A,” but with the design modifications, open space is increased to 1,246 square feet. The increase in open space will continue to comply with code requirements as well as serve as additional outdoor space for residents of “House A.”
Conclusion
Changes to the project design were driven by field conditions that arose during the demolition process. All proposed modifications to previously approved plans will continue to comply with the Signal Hill Municipal Code and conditions of approval. No increases to unit count, floor area square footage, or height of the unit are included in the modification.
Approved:
___________________________
Colleen T. Doan
Attachments
A. October 18, 2022 Planning Commission Staff Report
B. Revised Project Plans