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 City of Hermosa Beach --- 04-25-00SUBJECT: ZONE CHANGE 00-1
LOCATION: NORTHEAST CORNER OF ARDMORE AVENUE / FIRST PLACE (TO BE KNOWN AS 160-170 ARDMORE AVENUE AND 613-623 FIRST PLACE) APPLICANT: MICHAEL MULLIGAN,
REQUESTS: ZONE CHANGE FROM M-1 (LIGHT MANUFACTURING) TO R-2 (TWO-FAMILY RESIDENTIAL) TO ALLOW THE DEVELOPMENT OF A TWELVE (12) UNIT CONDOMINIUM PROJECT
Planning Commission Recommendation That the City Council approve of the Zone Change by introduction of the attached ordinance.
Project Information GENERAL PLAN: Medium Density Residential ZONING: M-1 (proposed for change to R-2) AREA: 22,529 Square Feet (5 existing lots) NUMBER OF UNITS ALLOWED IF R-2 ZONE: 12 NUMBER OF UNITS PROPOSED: 12 EXISTING USES: Light Manufacturing / Commercial Office ENVIRONMENTAL DETERMINATION: Negative Declaration Recommended (See attached Initial Study) The property is currently developed with a manufacturing business, a commercial office building, and otherwise almost completely covered with concrete and asphalt parking areas. The property is located on the corner of Ardmore Avenue and First Place and is one of the last remaining blocks in this segment of Ardmore Avenue that retains M-1 zoning inconsistent with the Medium Density General Plan designation. The proposed change to R-2 would make the zoning consistent with the General Plan. If the five existing lots were developed separately under R-2 zoning they could each be developed with two units. By combining the five lots the applicant is able to construct up to twelve units.
Background The Planning Commission, at their meeting of March 21, 2000 recommended approval of the subject Zone Change because it is consistent with the General Plan designation for the property. Also the Commission approved the Conditional Use Permit, Precise Development Plan, and Tentative Tract Map for the proposed 12-unit condominium development contingent upon Council approval of the Zone Change. The Staff Environmental Review Committee, at their meeting of February 10, 2000, recommended a mitigated environmental negative declaration with respect to the Zone Change and residential development. The recommended mitigation measures were to not allow any direct garage access on Ardmore Avenue (traffic safety), and to require the provision of a heavily landscaped buffer along the north property line (conflicting land uses). The applicant has since revised the plans to address both of these mitigation measures.
Analysis The applicant is proposing the zone change in order to make the Zoning Map consistent with the General Plan Map. The request is for 5 of the 6 lots that front on Ardmore Avenue between First Place and Second Street. The remaining parcel on the corner of Second Street is currently improved with an auto body and repair shop, and would remain M-1 zoned. Staff recently suggested the City initiate rezoning properties between 1st Place and 5th Street along Ardmore which are inconsistent with the Medium Density Residential General Plan designation. Based on City Council direction in regards to these inconsistent areas, rather than initiating any General Plan Amendments or Zone Changes, the City is considering requests initiated by property owners on a case by case basis. The project proposed for the site, as approved by the Commission, consists of twelve units, detached into four separate 3-unit buildings. Two buildings will be accessed from First Place, and two from Ardmore Avenue. Because the lots are combined rather than developed separately, all the garages are accessed via common driveways with no garages directly accessing the adjacent streets. The buildings each contain two stories above a basement, and include roof decks. The units contain 3 or 4 bedrooms and 3½ baths and range in size from 2200 to 2500 square feet and are designed in a Mediterranean style of architecture. For further information on the residential project please refer to the attached Planning Commission staff report.
The City Council of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Michael Mulligan owner in escrow of real property at 603 First Place and 112-142 Ardmore Avenue seeking to amend the Zoning Map. Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the application for a Zone Change on March 21, 2000, at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission Section 3. The City Council conducted a duly noticed public hearing on April 25, 2000, to consider the recommendation of the Planning Commission to approve the requested Zone Change, at which testimony and evidence, both written and oral, was presented to and considered by the Council Section 4. Based on evidence received at the public hearing, the Planning Commission makes the following factual findings:
2. Surrounding properties to the east, north and south are designated Medium Density Residential on the General Plan and Zoned R-2, with the exception of one adjacent lot immediately to the north which is not included in this request, which would remain M-1 zoned. Properties to the west are designation Low Density Residential, and zoned R-1.
Section 5. Based on the foregoing factual findings, the City Council makes the following findings pertaining to the Zone Change
2. The subject property to be redesignated is appropriate for residential use as it is abutted by residential uses and located in an area which is predominantly residential in character. A residential use of the subject properties will be more compatible to surrounding residential uses than a potentially more intensive light manufacturing or commercial use. The residential use of the property will provide property tax benefits and will not unduly strain city services. 3. The Planning Commission concurs with the Staff Environmental Review Committee’s recommendation, based on their Environmental Assessment/Initial Study, that this project will result in a less than significant impact on the environment, and therefore qualifies for a Mitigated Negative Declaration. Section 6. Based on the foregoing, the City Council hereby ordains that the City’s Official Zoning Map be amended as follows:
1. Amend the Zoning Map by changing the properties, as described below and shown on the attached map, from M-1 (Light Manufacturing) to R-2 (Two-Family Residential):
Section 7. This ordinance shall become effective and be in full force and effect from and after thirty (30) days of its final passage and adoption. Section 8. Prior to the expiration of fifteen (15) days after the date of its adoption, the City Clerk shall cause this ordinance to be published in the Easy Reader, a weekly newspaper of general circulation published and circulated, in the City of Hermosa Beach in the manner provided by law. Section 9. The City Clerk shall certify to the passage and adoption of this ordinance, shall enter the same in the book of original ordinances of said city, and shall make minutes of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted.
PASSED, APPROVED and ADOPTED this day of , 2000, by the following vote:
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