COMMUNITY DEVELOPMENT DEPARTMENT

MEMORANDUM


Subject: Amendments to the Proposed Small Lot Exception to Open Space Requirements in the R-1 Zone to Allow 10% Margin.



Recommendation


To approve the ordinance with the added paragraph as discussed below.


Background


Pursuant to the action of the City Council at their March 11, 1997 meeting, staff has drafted provisions to add a 10% margin in the applicable small lot size that may be allowed an exception to open space requirements. The proposed added paragraph includes a requirement for Planning Commission review and approval, based on a list of reasons for approving such a request. The added paragraph is as follows:


Lots within 10% of the lot size identified above (i.e. 2101 - 2310 square feet) may also be permitted some or all of the open space exception for small lots, pursuant to the above paragraph, subject to review and approval by the Planning Commission if found justifiable based on any of the following reasons:


  • To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood;
  • To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures
  • To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone;
  • To address unusual lot configurations or topography, as compared with surrounding lot and development patterns



ORDINANCE. 97-




AN ORDINANCE OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING THE R-1 DEVELOPMENT STANDARDS, SECTION 17.08.030(L) TO MODIFY THE EXCEPTION FOR SMALL LOTS, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION.




WHEREAS, the City Council held a public hearing on March 11, 1997, to consider the recommendation of the Planning Commission to amend the R-1 open space requirements, to consider the negative declaration, and to receive oral and written testimony and made the following Findings:

A. The current requirements for open space are necessary to protect the public welfare as they serve to preserve the character of residential neighborhoods and the compatibility of new development with existing development, in addition to providing for light, air, yard space, and avoiding the construction of box-like structures.

B. The current method of requiring open space, however, does not adequately recognize the unique situations and difficulties in constructing homes that meet current market standards for size and convenience;

C. The City Council concurs with the Planning Commission and with the Staff Environmental Review Committee's recommendation, based on their environmental assessment/initial study, that this subject text amendments will result in a less than significant impact on the environment, and therefore qualifies for a Negative Declaration.


NOW, THEREFORE, the City Council City of Hermosa Beach, California, does hereby ordain that the zoning ordinance text be amended as follows:


SECTION 1. Amend Section 17.08.030(L) Sub-section 1 to read as follows:


"1. Exceptions for Small Lots: Lots of 2100 square feet or less in area shall be allowed minimum of three hundred (300) square feet of usable open space with minimum dimensions of seven (7) feet in length and width, and all of the required usable open space may be provided on balconies or decks provided that at least sixty percent (60%) of usable open space is directly accessible to primary living areas (living rooms, family rooms, and kitchen and living room or family room combinations). and located on the same floor level as the accessible primary living area.

Lots within 10% of the lot size identified above (i.e. 2101 - 2310 square feet) may also be permitted some or all of the open space exception for small lots , pursuant to the above paragraph, subject to review and approval by the Planning Commission if found justifiable based on any of the following reasons:

  • To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood;
  • To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures
  • To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone;
  • To address unusual lot configurations or topography, as compared with surrounding lot and development patterns"


SECTION 2. 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 3. 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 4. 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.