  City of Hermosa Beach
|
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| HomepageLocal Government
|
 City of Hermosa Beach Municipal Code -- Zoning
Chapter 17.38
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| First Tier Maximum/Minimum Requirements | Second Tier Maximum/Minimum Requirements | |
|---|---|---|
| 1. Maximum height: | ||
| East of P.C.H. | 30 feet | 35 feet |
| West of P.C.H. | 30 feet | 35 feet |
| 2. Bulk | Max. 1.0 F.A.R.* | none |
| *Gross floor area/lot area ratio (excludes parking structures). | ||
| 3. Maximum size: | 10,000 sq. ft. gross floor area | none |
| 4. Minimum landscape coverage: | 5% of lot area | 2% of lot area |
(The required landscape buffer between commercial and residential zones shall not be included in this calculation.)
- Landscaping Specifications.
- A minimum three-foot wide player strip with raised six-inch curbing, or an area equivalent in size to a three-foot wide planter strip along the front of the lot, shall be provided along street frontage. A five-gallon shrub shall be provided for each twenty (20) square feet.
- Landscaping buffer from residentially zoned property: A minimum five-foot wide planter strip landscaped with a minimum of one twenty-four (24) inch or fifteen (15) gallon size specimen tree provided for every ten feet of length.
- Six-inch high raised concrete curbing shall be provided along the perimeter of all landscaped areas except on the side abutting building walls or fences.
- All landscaped areas shall include an automatic irrigation system.
- The landscape plan and irrigation system shall be reviewed and approved by the planning director.
- The development, including the landscaping and the entire property grounds, shall be maintained in a neat and clean manner.
- Setback from residentially zoned property: A minimum of eight feet plus two feet for each additional story.
- All other development standards shall be governed by the city zoning ordinance, including, but not limited to Chapter 17.26, Commercial Zones, and Chapter 17.44, Off-Street Parking; with the exception of Chapter 17.58, Precise Development Plans. (Prior code Appx. A, § 9.67-6)
HomePage | Code Index | Zoning Index | Top of Page
17.38.330 Plan Area No. 7 Precise development plan.
- Purpose. The purpose of this section is to set forth the procedures and guidelines for review of precise development plans, which are required when a proposed project exceeds any one of the first tier standards.
- Guidelines for Planning Commission Review.
- General Guidelines. To allow projects which exceed any of the first tier standards, the overall building and project design should be of a superior quality, be compatible with surrounding properties, and be designed in scale with the community. The planning commission shall consider the following in making this determination:
- The building should be designed with interesting architectural features and materials to enhance the overall project. A three-dimensional quality should be emphasized by the use of stepping architectural features to avoid massive flat building faces. Special attention should be given to the appearance of the building from the street.
- Landscaping should be utilized throughout the site in a manner which enhances the building and the site, and to mitigate the visual impacts of any flat and/or massive parts of the building.
- The project should be compatible with neighboring projects with respect to height, scale, bulk, proportion. This is not a prescription for similar architectural styles, although in some cases it may be desirable, nor a prescription to match existing buildings, as many existing buildings do not stand scrutiny under these guidelines.
- Architectural renderings and perspectives must be submitted to show the three-dimensional quality of the proposed building(s).
- Height. To allow projects to exceed the first tier height limits, the building design should incorporate features to minimize and break up the visual impact and view impacts of the higher structures on neighboring residential areas and on the streetscape. The planning commission shall consider the following guidelines in making this determination:
- Limit Lot Coverage of Uppermost Level. The area of the portion of the structure which exceeds the first tier height limit should not cover a major portion of the lot area, and said over-height area should be compensated by a proportional area of the building which is at or less than the height limit.
- Flat roofs and flat tall vertical walls should be avoided. Stepped, variable or sloping roofs should be encouraged. The appearance of flat roofs and massive flat vertical walls should be avoided through the use of stepping or tiered architectural features.
- Greater Setbacks for Upper Levels. Progressing from the first floor to the uppermost story of the building setbacks from the rear property line should increase and exceed minimum requirements, and the upper stories shall have tiered setbacks from the lower levels as viewed from the front.
- Bulk. To allow projects which exceed the maximum floor area/lot area ratio (F.A.R.), the building design should incorporate features to minimize the appearance of bulk, and to compensate for the bulk of a building with attractive architectural features which enhance the building and which reduce the visual impact of large areas of flat vertical walls. The planning commission shall consider the following guidelines in making this determination:
- Avoid Box-Like Structures. Significant and attractive architectural features should be used to break up the bulky appearance of box-like structures.
- Building Step-Backs. Step-ins and step-outs should be used on the front of the building to break up the bulky appearance. This could accompany varying widths of the landscape planter area in the front of the building.
- Variable Heights. The roofline of the building should be designed with variable heights, and roof patterns or materials, to avoid the appearance of a flat building.
- Landscaping. The objective of the landscaping requirement is to enhance the overall project including the streetscape, to complement the building design, to break up the impact of vast expanses of pavement, to buffer sound and visual impacts on neighboring residential areas, to provide shade for parking areas and to deflect direct sunlight into the interior of buildings. To allow less than the minimum five percent coverage, a landscaping plan must compensate for the loss of coverage by providing a superior design through the use of types, quantity, and location of plant materials to achieve the objectives described above.
- General Guidelines. To allow projects which exceed any of the first tier standards, the overall building and project design should be of a superior quality, be compatible with surrounding properties, and be designed in scale with the community. The planning commission shall consider the following in making this determination:
- General Criteria. In considering the precise development plan for any development, the following criteria for granting or conditionally granting said permit shall be considered:
- Distance from existing residential uses in relation to negative effects;
- Impact on ocean views from residential areas;
- The amount of existing or proposed off-street parking in relation to actual need;
- The combination of uses proposed, as they relate to compatibility;
- The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area;
- The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area;
- Building and driveway orientation in relation to sensitive uses, e.g., residences and schools;
- Noise, odor, dust and/or vibration that may be generated by the proposed use;
- Impact of the proposed use to the city's infrastructure, and/or services;
- Adequacy of mitigation measures to minimize environamental impacts in quantitative terms;
- Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole.
- Criteria for Denial.
- The proposed development would substantially depreciate property values in the vicinity or interfere with the use or enjoyment of property in such area, because of excessive dissimilarity or inappropriateness of design in relation to the surrounding vicinity, and there are no known conditions of approval which can be imposed that could resolve such problems.
- The proposed development would have significant environamental adverse impacts which cannot be mitigated, and where the finding of overriding considerations cannot be made.
- Appeal. The derision of the planning commission may be appealed to the city council by filing a written appeal within ten days of the planning commission's decision.
- Term. An approved plan shall be valid for a one-year period and, should development fail to commence within such time limitation and no extension is granted, shall become null and void.
- Compliance. No person shall violate or fail to comply with any approved plan or any condition or provision thereof, nor shall a building permit be issued for any building or structure which would violate or fail to comply with an approved plan.
- General Procedures and Submittal Requirements.
- Application for precise development plan review shall be filed and approval given prior to the issuance of building permits.
- Applications shall include detailed and fully dimensioned site plans, building plans, floor plans, architectural drawings and elevations including perspective drawings to exhibit the required three-dimensional features, landscape plans and/or any other data found to be reasonably required.
- Applications shall be submitted to the city planning department and shall be in compliance with the department's specific requirements.
- Fees for submittals shall be set by policy of the city council. (Prior code Appx. A, § 9.67-7)
HomePage | Code Index | Zoning Index | Top of Page
17.38.340 Plan Area No. 8 Authority.
This specific plan area is an instrument for implementing the general plan pursuant to Article 8, Chapter 3, of the state Planning and Zoning Law (California Governament Code Section 65450 et. seq.). (Prior code Appx. A, § 9.68-1)
HomePage | Code Index | Zoning Index | Top of Page
17.38.350 Plan Area No. 8 Location and description.
The subject area is located on the east and west side of Pacific Coast Highway and is designated as commercial corridor on the official general plan map. (Prior code Appx. A, § 9.68-2)
HomePage | Code Index | Zoning Index | Top of Page
17.38.360 Plan Area No. 8 Purpose.
The purpose of this specific plan area is to set forth the development requirements, standards and permitted uses for the subject area, and to carry out the policies of the commercial corridor general plan area as stated in the land use element of the general plan. (Prior code Appx. A, § 9.68-3)
HomePage | Code Index | Zoning Index | Top of Page
17.38.370 Plan Area No. 8 Permitted uses.
- Commercial permitted uses shall be the same as those permitted in C-3 general commercial zone as contained in Section 17.26.040, and nonconforming uses shall be subject to the provisions of Chapter 17.52.
- A property being exclusively used for residential purposes at the date of the adoption of the ordinance codified in this chapter shall be permitted to be continued as a residential use, maintaining its conforming status, and may be remodeled or redeveloped as a residential use as long as the density (number of dwelling units) is not increased and does not exceed thirty-three (33) units per acre.
- Residentially developed properties or vacant properties can only be converted to commercial uses if the property fronts on Pacific Coast Highway or is an assemblage of properties which front on Pacific Coast Highway.
- Properties with existing commercial uses or other than residential uses which do not front on Pacific Coast Highway may be used commercially, expanded and/or remodeled, if the existing access is maintained.
- Any residential use which shares a lot or parcel with a commercial use shall be considered a nonconforming use and subject to Chapter 17.52. (Prior code Appx. A, § 9.68-4)
HomePage | Code Index | Zoning Index | Top of Page
17.38.380 Plan Area No. 8 Residential development standards.
In respect to height, yard, setback, open space and dimensional requirements, any residential project whether new or a remodel of an existing structure shall be subject to the provisions contained in the zoning ordinance, depending on the applicable zoning district. The applicable residential zoning district shall be determined based on the nearest residential zoning district on the same block. (Prior code Appx. A, § 9.68-5)
HomePage | Code Index | Zoning Index | Top of Page
17.38. 390 Plan Area No. 8--Commercial development standards.
A. Purpose and Intent. The standards and guidelines are designed to protect the health, safety and welfare of the citizens of Hermosa Beach and to encourage the development of high quality commercial development along Pacific Coast Highway in respect to its impact on residential projects, environmental impacts, circulation and appearance.
B. Standards. Two sets of standards apply in this specific plan area, first tier and second tier. Compliance with first tier standards allows the project to proceed with a building permit. If a project goes beyond any of the first tier standards the procedure for submittal and approval of a precise development plan shall be followed. Developments must be in compliance with second tier standards at all times.
Project sponsors are encouraged to discuss preliminary plans of proposed projects with the planning department before making any formal applications for building permits or precise development plans.
|
|
First Tier |
Second Tier |
|
|
|
Maximum/ |
Maximum/ |
|
|
|
Minimum |
Minimum |
|
|
|
Requirements |
Requirements |
|
|
1. |
Maximum height |
|
|
|
|
East of P.C.H. |
25 feet |
35 feet |
|
|
West of P.C.H. |
30 feet |
35 feet |
|
|
|
|
|
|
2. |
Bulk |
Max. 1.0 |
none |
|
|
|
F.A.R.* |
|
|
|
*Gross floor area/lot area ratio (excludes parking structures). |
||
|
|
|
|
|
|
3. |
Maximum size: |
10,000 sq. ft.gross floor area |
none |
|
|
|
|
|
|
4. |
Minimum landscape coverage: |
5% of lot area |
2% of lot area |
(The required landscape buffer between commercial and residential zones shall not be included in this calculation.)
C. Requirements. The following requirements apply to all proposed projects:
- Landscaping Specifications.
- a. A minimum three-foot wide planter strip with raised six-inch curbing, or an area equivalent in size to a three-foot wide planter strip along the front of the lot, shall be provided along street frontage. A five-gallon shrub shall be provided for each twenty (20) square feet.
- b. Landscaping Buffer from Residentially Zoned Property. A minimum five-foot wide planter strip landscaped with a minimum of one twenty-four (24) inch or fifteen (15) gallon size specimen tree provided for every ten feet of length.
- c. Six-inch high raised concrete curbing shall be provided along the perimeter of all landscaped areas except on the side abutting building walls or fences.
- d. All landscaped areas shall include an automatic irrigation system.
- e. The landscape plan and irrigation system shall be reviewed and approved by the planning director.
- The development, including the landscaping and the entire property grounds, shall be maintained in a neat and clean manner.
- Setback from Residentially Zoned Property. A minimum of eight feet plus two feet for each additional story.
- All other development standards shall be governed by the city zoning ordinance, including, but not limited to Chapter 17.26, Commercial Zones, and Chapter 17.44, Off-Street Parking; with the exception of Chapter 17.58, Precise Development Plans. (Prior code Appx. A, § 9.68-6)
HomePage | Code Index | Zoning Index | Top of Page
17.38.400 Plan Area No. 8--Precise development plan.
A. Purpose. The purpose of this section is to set forth the procedures and guidelines for review of precise development plans, which are required when a proposed project exceeds any one of the first tier standards.
B. Guidelines for Planning Commission Review.
1. General Guidelines. To allow projects which exceed any of the first tier standards, the overall building and project design should be of a superior quality, be compatible with surrounding properties, and be designed in scale with the community. The planning commission shall consider the following in making this determination:
a. The building should be designed with interesting architectural features and materials to enhance the overall project. A three-dimensional quality should be emphasized by the use of stepping architectural features to avoid massive flat building faces. Special attention should be given to the appearance of the building from the street.
b. Landscaping should be utilized throughout the site in a manner which enhances the building and the site, and to mitigate the visual impacts of any flat and/or massive parts of the building.
c. The project should be compatible with neighboring projects with respect to height, scale, bulk, proportion. This is not a prescription for similar architectural styles, although in some cases it may be desirable, nor a prescription to match existing buildings, as many existing buildings do not stand scrutiny under these guidelines.
d. Architectural renderings and perspectives must be submitted to show the three-dimensional quality of the proposed building(s).
2. Height. To allow projects to exceed the first tier height limits, the building design should incorporate features to minimize and breakup the visual impact and view impacts of the higher structures on neighboring residential areas and on the streetscape. The planning commission shall consider the following guidelines in making this determination:
a. Limit Lot Coverage of Uppermost Level. The area of the portion of the structure which exceeds the first tier height limit should not cover a major portion of the lot area, and said over-height area should be compensated by a proportional area of the building which is at or less than the height limit.
b. Flat roofs and flat tall vertical walls should be avoided. Stepped, variable or sloping roofs should be encouraged. The appearance of flat roofs and massive flat vertical walls should be avoided through the use of stepping or tiered architectural features.
c. Greater Setbacks for Upper Levels. Progressing from the first floor to the uppermost story of the building setbacks from the rear property line should increase and exceed minimum requirements, and the upper stories shall have tiered setbacks from the lower levels as viewed from the front.
3. Bulk. To allow projects which exceed the maximum floor area/lot area ratio (F.A.R.) the building design should incorporate features to minimize the appearance of bulk, and to compensate for the bulk of a building with attractive architectural features which enhance the building and which reduce the visual impact of large areas of flat vertical walls. The planning commission shall consider the following guidelines in making this determination:
a. Avoid Box-Like Structures. Significant and attractive architectural features should be used to break up the bulky appearance of box-like structures.
b. Building Step-Backs. Step-ins and step-outs should be used on the front of the building to break up the bulky appearance. This could accompany varying widths of the landscape planter area in the front of the building.
c. Variable Heights. The roofline of the building should be designed with variable heights, and roof patterns or materials, to avoid the appearance of a flat building.
4. Landscaping. The objective of the landscaping requirement is to enhance the overall project including the streetscape, to complement the building design, to break up the impact of vast expanses of pavement, to buffer sound and visual impacts on neighboring residential areas, to provide shade for parking areas and to deflect direct sunlight into the interior of buildings. To allow less than the minimum five percent coverage, a landscaping plan must compensate for the loss of coverage by providing a superior design through the use of types, quantity and location of plant materials to achieve the objectives described above.
C. General Criteria. In considering the precise development plan for any development, the following criteria for granting or conditionally granting said permit shall be considered:
1. Distance from existing residential uses in relation to negative effects;
2. Impact on ocean views from residential areas;
3. The amount of existing or proposed off-street parking in relation to actual need;
4. The combination of uses proposed, as they relate to compatibility;
5. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area;
6. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area;
7. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools;
8. Noise, odor, dust and/or vibration that may be generated by the proposed use;
9. Impact of the proposed use to the city's infrastructure, and/or services;
10. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms;
11. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole.
D. Criteria for Denial.
1. The proposed development would substantially depreciate property values in the vicinity or interfere with the use or enjoyment of property in such area, because of excessive dissimilarity or inappropriateness of design in relation to the surrounding vicinity, and there are no known conditions of approval which can be imposed that could resolve such problems.
2. The proposed development would have significant environmental adverse impacts which cannot be mitigated, and where the finding of overriding considerations cannot be made.
E. Appeal. The decision of the planning commission may be appealed to the city council by filing a written appeal within ten days of the planning commission's decision.
F. Term. An approved plan shall be valid for a one-year period and, should development fail to commence within such time limitation and no extension is granted, shall become null and void.
G. Compliance. No person shall violate or fail to comply with any approved plan or any condition or provision thereof, nor shall a building permit be issued for any building or structure which would violate or fail to comply with an approved plan.
H. General Procedures and Submittal Requirements.
1. Application for precise development plan review shall be filed and approval given prior to the issuance of building permits.
2. Applications shall include detailed and fully dimensioned site plans, building plans, floor plans, architectural drawings and elevations including perspective drawings to exhibit the required three-dimensional features, landscape plans and/or any other data found to be reasonably required.
3. Applications shall be submitted to the city planning department and shall be in compliance with the department's specific requirements.
4. Fees for submittals shall be set by policy of the city council. (Prior code Appx. A, § 9.68-7)
HomePage | Code Index | Zoning Index | Top of Page
17.38.410 Plan Area No. 9--Authority.
This specific plan area is an instrument for implementing the general plan pursuant to Article 8, Chapter 3, of the state Planning and Zoning Law (California Government Code Section 65450 et. seq.) (Prior code Appx. A, § 9.69-1)
HomePage | Code Index | Zoning Index | Top of Page
17.38.420 Plan Area No. 9--Location and description.
The subject area is located on the east side of Prospect Avenue between 24th Street and Artesia Boulevard and located on the north side of 24th Street east of Prospect Avenue. (Prior code Appx. A, § 9.69-2)
HomePage | Code Index | Zoning Index | Top of Page
17.38.430 Plan Area No. 9--Purpose.
The purpose of this specific plan area is to set forth the development requirements, standards and permitted uses for the subject area. (Prior code Appx. A, § 9.69-3)
HomePage | Code Index | Zoning Index | Top of Page
17.38.440 Plan Area No. 9--Permitted uses.
A. Any use permitted in the R-1 single-family residential zone;
B. An attached or detached two-family dwelling unit per lot. (Prior code Appx. A, § 9.69-4)
HomePage | Code Index | Zoning Index | Top of Page
17.38.450 Plan Area No. 9--Development standards.
A. 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.
B. Development standards shall be as set forth in Chapter 17.12, R-2 two-family residential zone, except as pertaining to lot area per dwelling unit as stated in subsection A of this section.
C. All other standards shall be as set forth in the zoning ordinance. (Prior code Appx. A, § 9.69-5)
HomePage | Code Index | Zoning Index | Top of Page
17.38.460 Plan Area No. 10-Authority.
This specific plan area is an instrument for implementing the general plan pursuant to Article 8, Chapter 3, of the state Planning and Zoning Law.
HomePage | Code Index | Zoning Index | Top of Page
17.38.470 Plan Area No. 10-Location and description.
The subject area is located on the north side of Twenty-First Street between Ardmore Avenue and Pacific Coast Highway.
HomePage | Code Index | Zoning Index | Top of Page
17.38.480 Plan Area No. 10-Purpose.
The purpose of this specific plan area is to set forth the development requirements, standards and permitted uses for the subject area.
HomePage | Code Index | Zoning Index | Top of Page
17.38.490 Plan Area No. 10-Permitted uses.
Any use permitted in the R-1 One-Family Residential zone;
Attached and/or detached multiple-family dwelling units;
Condominium developments consistent with the Condominium Ordinance of the City.
HomePage | Code Index | Zoning Index | Top of Page
17.38.500 Plan Area No. 10-Development standards.
Lot Area Per Dwelling Unit. The minimum lot area per dwelling unit shall be not less than three-thousand three hundred fifty (3,350) square feet and the maximum number of units per lot shall be four (4).
All other development standards shall be as set forth in Chapter 17.10, R- 1A Limited One-Family Residential zone.
All other standards shall be as set forth in the zoning ordinance.