SUBJECT: NONCONFORMING REMODEL 98 -11

LOCATION: 2402 Park Avenue

APPLICANT: Eric Orton

2402 Park Avenue

REQUEST: TO ALLOW AN EXPANSION AND REMODEL TO A NONCONFORMING USE WITH TWO UNITS AND ONE PARKING SPACE PER UNIT.

Recommendation

To approve the request subject to the Conditions as contained in the attached Resolution.

Background

PROJECT INFORMATION:

Proposed Area of Addition: 250 square feet, livable area

General Plan: Low Density

Zoning: R-1

Lot Size: 2,245 square feet

Parking: 2 Spaces

Analysis

The applicant is proposing to add 250 sq. ft. of gross floor area by adding a second story. Remodeling of nonconforming uses without two parking spaces per unit are permitted up to 250 square feet of expansion with Planning Commission approval. The property is nonconforming because of the number of parking spaces, number of dwelling units, open space and the existing garage setback, which is 5.6 feet rather than the 17 foot required. Lot Coverage is 52% with the proposed project. The project contains 2 parking spaces rather than the required 5 spaces and the zone permits one dwelling unit rather than two units. The proposed addition and deck comply with all current zoning as to development requiring Planning Commission approval.

Approximately 234 square feet of useable open space is provided in the rear yard, although the yard width averages only 9.5 feet, and the proposed 126 square foot deck will provide additional open space. Total required open space per dwelling unit is 400 square feet.

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P.C. RESOLUTION 98-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A REMODEL AND EXPANSION OF 250 SQUARE FEET TO AN EXISTING NONCONFORMING BUILDING AND USE AT 2402 PARK AVENUE, LEGALLY DESCRIBED AS LOT 22, BLK 1 HERMOSA TERRACETRACT 113.

WHEREAS, the Planning Commission held a public hearing on October 20, 1998, to receive oral and written testimony regarding a requested 250 square foot expansion and a remodeling to an existing nonconforming duplex, pursuant to Section 17.44.140 and 17.52.030 of the Zoning Ordinance and made the following findings:

The applicant is proposing remodeling and a 250 square foot expansion to an existing two dwelling unit lot, resulting in the maximum permissible expansion pursuant to Section 17.44.140 of the Zoning Ordinance.

1. The scale of the proposed expansion is very small and is consistent with planning and zoning requirements for the R-1 zone and does not warrant requiring the current nonconforming use and setbacks to be brought into conformance;
2. The proposed expansion is consistent with the parking requirements of Section 17.44.140 of the Zoning Ordinance;
3. The project is Categorically Exempt from the requirements of the California Environmental Quality Act, pursuant to CEQA guidelines, Section 15301 e(2) with the finding that the project is in an area with available services and not in an environmentally sensitive area.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Hermosa Beach, California does hereby approve a remodeling and a 250 square foot expansion, subject to the following conditions:

SECTION I Specific Conditions of Approval

1. The project shall be consistent with submitted plans. Modifications to the plan which do not involve any further expansion shall be reviewed and may be approved by the Community Development Director.

2. Precise height shall be reviewed at the time of plan check for building permits.

3. This approval shall be null and void one year from the date of approval unless Building Permits have been obtained. The applicant may apply in writing for an extension of time to the Planning Commission prior to the date of expiration.

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