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Planning Commission Agenda October 16, 2001 - Hermosa Beach
October 11, 2001
Recommendation:To continue the matter to permit the applicant to submit additional information to the Planning Commission for confirmation of a convex sloping condition on the subject property for height limit calculations. BackgroundPROJECT INFORMATION
AnalysisThe existing building was constructed as a duplex in 1983. The applicant does not propose any additions to or remodeling of the existing structure. Each unit has 3 bedrooms and a full bathroom, a ¾ bathroom, and a half bathroom off the kitchen. Open space is provided on decks adjacent to the dining room of each unit and a large rear yard. The decks provide each unit with 235 square feet of private open space and the rear yard provides 940 square feet of common open space. The total open space for each unit is 705 square feet, which is more than double the 300 square feet required per unit. The existing southern balconies of the structure are less than 3 feet from the property line. The applicant proposes to remove the excess portion of the encroaching balconies, so that they will be 3 feet from the property line. The applicant proposes to use a convex slope for determining the building height maximum for the conversion. Based on the convex slope, the height of the building may conform to the current height limit. However, the survey submitted by the applicant does not have the proper information to determine the applicability of a convex slope, and it is not stamped by a licensed land surveyor or civil engineer as stipulated in the Zoning Ordinance. Staff recommends a more detailed survey including additional convex slope information be provided. Please note that during their June 20, 2000 meeting, the Planning Commission approved a similar project located at 1136-40 Monterey Boulevard after being continued from the previous meeting for lack of detailed convex slope information. Section 17.22.160 of the Zone Code provides standards for review of condominiums which are intended to:
Stock cooperatives, community apartments and condominium conversions may be approved and created in accordance with the provisions of Sections 17.22.170 though 17.22.300. The Planning Commission must make the following findings in order to approve a project and grant a permit:
Except for the height issue, the applicant has provided all the items required to be submitted prior to any approval of a condominium conversion, including the following (see Attachment 5):
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Scott Lunceford Planning Assistant CONCUR:
Attachments
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