City of Hermosa Beach --- 10-20-98


SUBJECT: NONCONFORMING REMODEL 97 -9


LOCATION: 4 The Strand


APPLICANT: Michael & Carol Fleisher

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REQUEST: TO ALLOW AN EXPANSION/REMODEL OF 81% OF VALUATION TO A NONCONFORMING DUPLEX AND CONVERSION TO A SINGLE FAMILY DWELLING


Recommendation


Approve the request subject to staff review and approval of an engineering report provided by the applicant certifying that the extent of project demolition and preservation of exterior walls can be maintained as shown on the project plans.


Background


PROJECT INFORMATION:


EXISTING DUPLEX SIZE: 1,991 SQUARE FEET


PROPOSED AREA OF EXPANSION: 1,022 SQUARE FEET, (LIVABLE AREA)


PROPOSED AREA OF INTERIOR REMODEL 1,347 SQ. FEET.


PROPOSED PROJECT VALUE AS PERCENTAGE

OF EXISTING BUILDING VALUATION: 81%


PERCENTAGE OF LINEAR FEET OF

EXTERIOR WALL TO BE REMOVED: 61%


ZONING: R-3


The project was initially proposed in August 1997, but was withdrawn as recommended by staff, since approximately half of the existing garage was in the public right-of-way. In order to resolve the issue of the garage overhanging the right-of-way, the applicant made a request to the City Council to vacate a portion of unused right-of-way abutting the subject lot to the east. The vacation was granted, increasing the lot size by approximately 457 square feet, and on average 16 feet longer.


Analysis

The applicant has now renewed the application to expand and remodel the existing duplex into a single-family residence. However the expansion/remodel is now larger, exceeding the 50% valuation threshold, and exceeding the maximum 30% exterior wall removal, therefore requiring Planning Commission approval. Due to the age of the structure and extent of remodeling, it may not be possible to carry out the proposed improvements without exceeding the maximum threshold for remodel under section 17.52 Nonconforming Buildings and Uses.


The applicant is proposing to add a second level, remodel the interior of the first floor as noted above under background and enlarge the garage to comply with the zoning ordinance. The existing structure is nonconforming because of a substandard north side-yard, number of parking spaces, and lack of garage setback. There are proposed features, which are not in compliance with the Zoning Ordinance for which Conditions of Approval have been included in the attached resolution of approval including Eaves, chimney, and deck encroachments into the side-yard setbacks


Staff has recommended the proposed engineering report to allay the following concerns:


  • 61% of the existing walls are proposed for demolition.
  • The earliest building permit on file is May 1923 for alterations and a garage. The existing dwelling was built prior to the above noted date. The Building Inspection Staff have express concern that the proposed walls to remain will not withstand the addition of the proposed second story and consequently the walls will need to be substantially modified to such an extent that little of the original walls will actually remain.


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CourtName P.C. RESOLUTION 98-




A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A REMODEL AND EXPANSION TO AN EXISTING NONCONFORMING BUILDING AT 4 THE STRAND, LEGALLY DESCRIBED AS LOT 1, BLOCK 1 HERMOSA BEACH TRACT.


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


Section 1. An application was filed by Michael & Carol Fleisher owners of real property located at 4 The Strand, requesting approval of a greater than 50% expansion to an existing nonconforming development.


Section 2. The Planning Commission conducted a hearing to consider the application on July 21, 1998, at which testimony and evidence, both written and oral, were presented to and considered by the Planning Commission.


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


1. The applicant is proposing interior remodeling, expansion of 1,022 square foot, and conversion of a duplex to a single-family dwelling. pursuant to Section 17.52.030 of the Zoning Ordinance.


Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings:


  1. Approval of the expansion is consistent with the intent and goals of Chapter 17.52 of the Zoning Ordinance

2. The scale of the proposed expansion and is consistent with planning and zoning requirements for the R-3 zone and does not warrant requiring the current nonconformity's to be brought into conformance;

3. The proposed expansion is consistent with the parking requirements of Section 17.44.140 of the Zoning Ordinance;

4. 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.


Section 5. Based on the foregoing, the Planning Commission hereby approves a greater than 50% remodel/expansion, subject to the following conditions of approval:


1. The project shall be consistent with submitted plans reviewed by the Planning Commission at their meeting of October 20, 1998, and modified to incorporate the conditions and corrections noted below. Further modifications to the plan which do not involve any further expansion shall be reviewed and may be approved by the Community Development Director.


  1. The existing garage in the rear dwelling unit shall be widened to provide parking for at least two cars with minimum width of 8.5 feet each.
  2. The proposed deck shall have a minimum 3 foot side-yards
  3. The proposed chimney and all eaves shall be a minimum of 30 inches from the property lines.
  4. Any modifications or maintenance to the existing deck encroaching to the public right-of-way requires approval from the Public works Department.


2. A certified engineer report shall be submitted certifying the extent of the project demolition and preservation of exterior walls that can be maintained as shown on the project plans.


3. Prior to submittal of plans for Building Permits, the vacation of the portion of unused right-of-way shall be finaled and indicated on a certified survey.


4. 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.
  2. A survey shall be provided indicating property corner point elevations.


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


6. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this Nonconforming Remodel, 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.


7. 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


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