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 City of Hermosa Beach --- 12-08-98
SUBJECT: CONDOMINIUM 98 -15 PRECISE DEVELOPMENT PLAN 98-20 VESTING TENTATIVE PARCEL MAP #25226 LOCATION: 228-230 ARDMORE AVENUE
APPELLANT: ASENKA AND EDITH NITZOW 508 S. CATALINA AVE. REDONDO BEACH, CA 90277
REQUEST: APPEAL PLANNING COMMISSION CONDITIONS OF APPROVAL.
Planning Commission Recommendation To sustain the decision of the Planning Commission by adopting the attached resolution.
Background
The Planning Commission originally considered the project on August 18, 1998 and directed that the applicant work with staff to revise plans relative to lot coverage, guest parking and elimination of separate access to the basement area in order to eliminate the potential for creating a bootleg dwelling unit. The Commission also requested changes relating to accessibility of open space and reducing the building mass and scale so that the project was more consistent with the neighborhood. The subject site is located on the east side of Ardmore Avenue, between 2nd and 3rd Streets.
Staff worked with the applicant to revise the plans and recommended approval of the project as substantially in conformance with the Commission's direction. The Commission felt, however, that the changes did not go far enough in addressing accessibility of the project open space and the building scale. The Commission subsequently approved the project subject to Conditions of Approval, which included additional changes in project design.
PROJECT INFORMATION: GENERAL PLAN: Medium Density Residential ZONING: R-2 LOT SIZE: 4805 Square Feet EXISTING USE: Vacant PROPOSED SQUARE FOOTAGE: Unit 1 (228): 4,515 square feet Unit 2: (230) 1,616 square feet
Analysis
The following additional conditions were established related to the accessibility of guest parking, the accessibility of usable "open space" and building design.
Condition a). The project is required by the Zoning Ordinance Section 17.44.020(B) to provide a total of two guest parking spaces (one for each two-units, plus one to replace the loss of one on-street parking space). It does not specify that the parking be open. The project provides one space at the end of the driveway and a second guest space within a private three-car garage. The Commission felt that this was not consistent with the intent of guest parking to be directly available to guests of both units.
Condition b). The project provides the total amount of required "usable open space" and "recreation space" pursuant to the Zoning Ordinance, (300 square feet per unit ) While a large portion of the open space is located on roof decks, none is directly accessible to living areas within the front unit. The Commission felt that because of the mass of the project along Ardmore Avenue, it was important to provide some of this space directly accessible to the main living room on the second floor which also added relief to the building facade.
Condition c). The Commission felt the roof tower and solid deck railing surrounding the roof deck parapet contributed to the mass of the project and could be eliminated..
Condition d). The Commission required that the same level of detail and articulation be provided on all building elevations including the north side.
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RESOLUTION NO. 98-
A RESOLUTION OF THE CITY COUNCIL OF HERMOSA BEACH, CALIFORNIA, SUSTAINING THE DECISION OF THE PLANNING COMMISSION, ON APPEAL, TO APPROVE 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 City Council of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. The Planning Commission conducted a duly noticed public hearing on the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map for a two-unit condominium project and approved the request subject to conditions as contained in Planning Commission resolution 98-58.
Section 2. The City Council conducted a duly noticed public hearing on December 10, 1998, to consider an appeal of the Planning Commission's decision to approve the subject Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map for a two-unit condominium project.
Section 3. After considering the decision of the Planning Commission and their record of decision, and the testimony at the public hearing, the City Council hereby sustains the decision of the Planning Commission to approve the Conditional Use Permit, Precise Development Plan, and Tentative Parcel Map #25226 for a two-unit condominium project, and subject to the conditions contained within Planning Commission Resolution 98-58, which are incorporated herein by reference.
PASSED, APPROVED, and ADOPTED this day of , 1998,
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