CONTINUED FROM THE MEETING OF AUGUST 18, 1998

SUBJECT: CONDOMINIUM 98-15

PRECISE DEVELOPMENT PLAN 98-20

VESTING TENTATIVE PARCEL MAP #25226

LOCATION: 228-230 ARDMORE AVENUE

APPLICANT: ASENKA AND EDITH NITZOW

REQUEST: TO ALLOW A TWO-UNIT ATTACHED CONDOMINIUM

Recommendations

To approve the plans as revised and approve the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to conditions as contained in the attached Resolution.

Background

At their meeting of August 18, 1998, the Planning Commission continued the public hearing in this request directing the applicant to work with staff to resolve the outstanding items noted in the staff report; and to reduce the "bulkiness" of the larger front unit.

The issues of concern are summarized as follows:

1. "Bulkiness" of the front unit
2. One additional guest space required
3. Lot coverage
4. Open space accessibility to primary living areas.
5. Separate access to the basement level living area in Unit 1

Analysis

The applicant has submitted revised plans to respond to these concerns while maintaining consistency with their original intent in the building design.

1. With respect to overall bulk and mass, several changes were made to reduce the appearance of bulk, although no significant reductions in the actual building mass were made. The applicant has provided additional articulation and relief on the south elevation and west elevations which reduces the appearance of bulk. These include an extension and redesign of the bay window at the greenhouse to the floor below on south side (the redesign includes insets on both sides of the bay window); a 4-foot inset into both the south and north sides of the building where the two units connect, enhanced with a balcony feature with architectural projection at the first floor level; providing a split level roof deck on the rear unit, which slightly reduces bulk along the roof at the south side; additional balcony projections on the west elevation; and use of open iron railing surrounding the roof terraces rather than solid stucco walls.
   
2. The plans provide one additional parking space for the large front unit, located within the garage. In effect it does not serve as an additional guest space for both units, but provides an needed additional guest or resident space for the larger front unit.
   
3. Revised plans were modified to reduce lot coverage to 64.95%. This was accomplished by provide the insets on the north and south sides of the building which also have added architectural relief as noted above.
   
4. In keeping with their original objectives and desires for the unit they will be living in, the issue of accessible open space was more difficult for the applicants to resolve. Open space which is arguably more accessible has been provided for the rear unit in the combined patio and entry area accessible to the main living area, and making a portion of the "roof terrace" a half flight of stairs up from the second floor. However, in the front unit all qualifying open space is still on the roof deck a full flight of stairs directly from the second floor living room. However, the reason no qualifying spaces is considered accessible is because the outdoor sun room on the top level is within a glass enclosure (the applicant does not desire to open this up to the sky). Also, the excess front yard area accounts for common open space. In sum, the applicant provides well in excess of minimum open space to comply with the requirements of the code, and is requesting flexibility on the issue of "accessible" open space in order to accomplish their objectives.
   
5. Revised plans eliminate any possible separate exterior access to the basement living area, and the bath is limited to a 3/4 bath. The first and second floor living areas are connected by an open stairway.

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P.C. RESOLUTION 98-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENTATIVE PARCEL MAP #25226 FOR A TWO (2)-UNIT CONDOMINIUM PROJECT, AT 228 ARDMORE AVENUE AND LEGALLY DESCRIBED AS LOT 76, WALTER RANSOM CO.'S VENABLE PLACE.

The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:

Section 1. An application was filed by Asenka and Edith Nitzow owners of real property located at 228 Ardmore, seeking approval of a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25226 for a two (2) Unit Condominium project.

Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the subject application on August 18, and October 20, 1998, at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission

Section 3. Based on evidence received at the public hearing, the Planning Commission makes the following factual findings:

1. The applicant is proposing to develop the property with two residential condominium units.

2. The subject property proposed for condominium development contains 4,826 square feet, is designated Medium Density Residential on the General Plan Map, and designated R-2 Two-Family Residential on the Zoning Map.

Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings pertaining to the application for a Precise Development Plan, Conditional Use Permit, Vesting Tentative Parcel Map:

1. The map is consistent with applicable general and specific plans;

2. The site is zoned R-2 and is physically suitable for the type and density of proposed development;

3. The subdivision or type of improvements are not likely to cause serious public health problems;

4. The subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision;

5. Design of the proposed subdivision is compatible and consistent with applicable elements of the City's General Plan, and is compatible with the immediate environment;

6. The project, as conditioned, will conform to all zoning and condominium laws and criteria and will be compatible with neighboring residential properties;

7. The project is Categorically Exempt from the requirement for an environmental assessment, pursuant to the California Environmental Quality Act Guidelines, Sections 15303(b) and 15315 with the finding that the project is in an area with available services

Section 5. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to the following Conditions of Approval:

1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Commission at their meeting of October 20, 1998, and revised in accordance with conditions below. Any minor modification shall be reviewed and may be approved by the Community Development Director.

2. Decorative paving shall be provided in the driveway.

3. The project shall meet all requirements of the Condominium Ordinance.

1. Each unit shall have the minimum 200 cubic feet of storage space and plans shall clearly denote storage space and the location of the FAU and vacuum canister, if provided.
   
2. Covenants, Conditions, and Restrictions in compliance with the Condominium Ordinance shall be submitted to the Community Development Department for review and approval prior to the issuance of building permits.
   
3. Proof of recordation of approved CC & R's shall be submitted to the Community Development Director six (6) months after recordation of the Final Map
   
4. Requirements of Section 17.22.060(G) & (H) shall be shown on structural plans and reviewed at the time of Building Division plan check

4. There shall be compliance with all requirements of the Public Works Department and Fire Department.

5. Two copies of a final landscaping plan indicating size, type, and quantity of plant materials (including trunk diameter at planting time) to be planted and/or showing existing landscaping to be maintained shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits .

1. Landscaping shall be provided in all available yard areas, with ground cover, shrubs and trees indicated.
   
2. An automatic landscape sprinkler system shall be provided, and shall be shown on plans. (building permits are required)

6. Architectural treatment shall be as shown on building elevations and site and floor plans. Any modification shall require approval by the Community Development Director.

1. Precise building height shall be reviewed at the time of plan check, to the satisfaction of the Community Development Director.

7. Any satellite dish antennas and/or similar equipment shall comply with the requirements of Section 17.46.240 of the Zoning Ordinance.

8. Conduit shall be installed in each unit for cable television.

9. The address of each condominium unit shall be conspicuously displayed on the street side of the building with externally or internally lit numbers and the method for illumination shall be shown on plans. Addressing numbering and display subject to approval by the Community Development Department.

10. Roll-up Automatic garage doors shall be installed on all garage door openings.

11. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans prior to the submittal to the Building Division for Plan Check.

a) If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump; release the City from any liability; and indemnify the City regarding receipt of surface waters onto the property

12. Prior to the submittal of structural plans to the Building Division for Plan Check an Acceptance of Conditions affidavit shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this grant

13. The Conditional Use Permit, and Precise Development Plan shall be null and void eighteen months from the date of approval unless building permits have been obtained, and approval of the Vesting Tentative Parcel Map shall become null and void twenty-four months from the date of approval unless the map is finaled and the project implemented. The applicant may apply in writing for an extension of time to the Planning Commission prior to the dates of expiration.

14. Prior to issuance of a building permit, abutting property owners and residents within 100 feet shall be notified of the anticipated date for commencement of construction.

a. The form of the notification shall be provided by the Planning Division of the Community Development Department.

b. Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice.

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