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HERMOSA BEACH

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17.16. 010 Permitted uses.

In an R-3 zone only the following uses are permitted as are hereinafter specifically provided and allowed, subject to the provisions of Chapter 17.44 governing off-street parking requirements:

A. Any use permitted in the R-2 zone;

B. Multiple dwellings;

C. Group houses;

D. Condominiums. (Refer to Chapter 17.22 for additional condominium requirements);

E. A public parking area when developed as required by Chapter 17.44. (Prior code Appx. A, § 600)

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17.16. 020 Height.

Intent and Purpose. The intent and purpose of this section is to set a standard height limit for most projects in scale with existing development and to minimize view obstruction. However, to recognize that pre-existing development in some neighborhoods and/or clusters of lots are already predominately built higher that the height limit, this section also allows some projects to exceed the height limit to enable property owners to enjoy the same rights to view, sunlight and air enjoyed by those property owners with the higher buildings. This section further sets forth the conditions and design criteria for determining whether a project is allowed to exceed the height limit.

A. No building shall exceed thirty (30) feet in height unless in compliance with subsections B and C of this section. Refer to Chapter 17.22 for additional height requirements for condominium projects located adjacent to walk streets.

B. The planning commission shall hold a public hearing and may grant or conditionally grant an exception to allow a multiple- or single-family building to exceed thirty (30} feet in height up to a maximum of thirty-five (35) feet in height when all of the following conditions are met to the satisfaction of the planning commission (subject to appeal to the city council pursuant to Section 17.58.040 :

1. An extension above the height limit is necessary to take advantage of a scenic view over surrounding structures which are already constructed above thirty (30) feet in height. Said structures already in excess of thirty (30) feet would otherwise significantly obstruct the proposed project's view potential;
2. The proposed development is located between, and adjacent to, two or more contiguous lots with buildings constructed in excess of the thirty (30) foot height limit;
3. The structural extension above thirty (30) feet will not adversely impact the available views, and access to sunlight and air of adjacent and surrounding properties;
4. If all the above conditions are satisfied, the following design features of the portion of the building above thirty (30) feet shall also be considered by the planning commission to determine if an exception should be granted:
   • a. The style and pitch of the roof,
   • b. The mass and bulk of the proposed structure above thirty (30) feet (in order to minimize bulk of the upper floor),
   • c. The architectural appearance, as exhibited by the type, style, and shape of the structure and the proposed exterior materials.

C. Application and public hearing requirements for processing exceptions to the height limit shall be in accordance with procedures established by the city council. Applicants for exceptions shall provide detailed topographical surveys and spot elevations of existing buildings for determining if existing building on adjacent lots exceed thirty (30) feet. (Ord. 95-1136 §§ 1 (part), 2 (part), 1995; prior code Appx. A, § 601)

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17.16. 030 Front yard.

Every lot shall have a front yard as shown on the map entitled "Front Yard Requirements" and adopted as a part of this title. Refer to Chapter 17.22 for additional front yard requirements for condominiums. (Prior code Appx. A, § 602)

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17.16. 040 Side yards.

A. Interior lots and corner lots shall have a side yard on each side of the lot of ten percent of the width of the lot, provided such side yard shall be not less than three feet in width and need not exceed five feet in width.

B. Reversed corner lot shall have the following side yards:

1. Where the side lot line of the reversed corner lot adjoins another lot there shall be maintained a side yard not less than ten percent of the width of the lot, provided such side yard shall be not less than three feet in width and need not exceed five feet in width.
2. On the street side, the side yard shall have a width of not less than the front yard setback required on the abutting lot to the rear or a width equal to ten percent of the width of the reversed corner lot, whichever is the lesser. (Prior code Appx. A, § 603)

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17.16. 050 Placement of buildings.

Placement of buildings on any lot shall conform to the following:

A. No building may occupy any portion of a required yard.

B. Any buildings used for human habitation shall not be located closer to the rear property line than a distance of five feet. However, where a rear yard abuts a street or alley, the building may be located three feet on the ground floor level, and one foot on upper stories, from the rear property line.

C. The distance between any building used for human habitation shall be not less than eight feet. The distance between a main building and accessory building shall be not less than six feet.

D. No buildings may be erected over any easement dedicated for public utility uses except those easements of record granted to Warren Gillelen.

E. No accessory building may be located closer than three feet to any side or rear property line. (Prior code Appx. A, § 604)

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17.16. 060 Area.

The minimum required lot area shall be four thousand (4,000) square feet. (Prior code Appx. A, § 605)

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17.16. 070 Permissible lot coverage.

All buildings, including accessory buildings and structures, shall not cover more than sixty-five (65) percent of the area of the lot. (Prior code Appx. A, § 606)

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17.16. 080 Usable open space.

There shall be a minimum of three hundred (300) square feet of usable open space per dwelling unit.

1. One hundred (100) square feet of the required open space shall be directly accessible to and at the same floor level of the primary living area of each unit. 
2. Each qualifying open space area may be covered up to fifty (50) percent but shall not be enclosed on more than two sides by building walls or guardrails greater than forty-two (42) inches in height. A trellis may be allowed to cover an entire open area so long as the open areas between the trellis beams is equal to or exceeds the area required to remain open and uncovered.
3. The minimum dimension of open space areas shall be seven feet by seven feet (7' X 7").
4. Open space areas may include pools, spas, gardens, play equipment, decks over non-living areas, and decks over living areas of the same dwelling unit but shall not include driveways, turning areas, parking areas and required front, rear and side yard areas.
5. Roof Decks.    A maximum of one hundred (100) square feet of required open space may be provided on a roof deck, with minimum dimension of seven by seven feet (7' X 7').  For the purposes of this section, "roof deck" is defined as the walkable or otherwise usable open space area located above the roof framing of the building, the only access to which is from the floors below.
6. When computing open space in conjunction with yard areas, only an area which exceeds the minimum required yard area may be counted toward open space and only if the overall dimension of the required setback and the exceeding area together has a dimension of at least seven feet in width and length.
7. Circular, triangular, odd and/or unusual shaped open space areas shall have a minimum of forty-nine (49) square feet in area as well as minimum seven-foot dimensions.
8. Decks, balconies or similar areas which extend over more than one dwelling unit shall have a minimum S.T.C. rating of 58. 
9. Each development of five or more units shall provide one hundred (100) square feet of common open space area or facility per unit in addition to required open space.  The common open space area may include play area, pool, spa, recreation room, gym, garden and similar amenities for the common use of all owners, but shall not include driveways, turning areas, parking areas, and required front, rear and side yard areas.  (Ord. 00-1207, §4 (part), 10/24/00; Prior code Appx. A, § 507)

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17.16. 090 Lot area per dwelling unit.

The minimum lot area per dwelling unit shall be not less than one thousand three hundred twenty (1,320) square feet. (Prior code Appx. A, § 608)

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