HomeMy WebLinkAboutPC Resolution 06-25 - (311 31st St)10
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RESOLUTION NO.06-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A VARIANCE TO THE
FRONT YARD REQUIREMENT TO ALLOW NO FRONT YARD (A ZERO
FOOT FRONT SETBACK) RATHER THAN THE REQUIRED SEVEN (7) FEET
AT 311 31IT STREET, LEGALLY DESCRIBED AS LOT 23, BLOCK 117,
SHAKESPEARE TRACT
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by Thomas and Barbara Zondiros, owners of the property
located at 311 31" Street seeking a Variance to allow the reconstruction of a single-family residence with
no front yard rather than the required seven (7) feet.
Section 2. The Planning Commission conducted a duly .noticed public hearing to consider the
application for the Variance on August 15, 2006, at which testimony and evidence, both written and oral,
was presented to and considered by the Planning Commission.
Section 3. Based on the evidence received at the public hearing, the Planning Commission makes
the following factual findings:
1. The lot is considered a "small lot" under the R-1 development standards, as it is 2100 square feet.
2. The Variance to the front yard requirement is to allow the reconstruction of a single family
home consistent with a previous approval for an expansion and remodel (for which. Variances were
approved in December 2005, to open space and lot coverage and to allow a 214% increase in valuation
to a nonconforming structure) which has not proceeded in accordance with approved plans. Since the
existing nonconforming wall at the front property line was removed, the project is no longer an
expansion and remodel, and a Variance is therefore necessary to allow the reconstruction of the building
at the front property line.
3. The Variances granted for open space and lot coverage are still in effect, since these were not
existing nonconforming conditions, but granted as Variances for the new construction portions of the
project. The Variances were granted to allow lot coverage of 70.9% rather than 65%, and to allow the
project with no open space accessible to the primary living area on the ground floor.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the following
findings pertaining to the application for a Variance to the front yard requirement.
1. There are exceptional or extraordinary circumstances limited to the physical conditions applicable
to the subject property because the lot is considered a "small lot" on a walk street with the only garage
access off a narrow 10-foot wide alley at the rear of the property. Because the garage access is limited to the
rear of the property, the front yard cannot be provided without significantly reducing the main living area
which is provided on the ground floor of the proposed project.
2. The owners wish to exercise a property right, possessed by others in the neighborhood, to construct
a single family home to meet current standards of livability and to be a reasonable size, and to maintain
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their front building line at the property line. The property fronts on a walk street that effectively provides
open space and is a desirable feature enjoyed by other properties with a walk street orientation, and several
other lots on the block have their existing structures abutting the front property line. The combined
conditions of the small lot and narrow rear alley parking access affect the property owner's ability to
achieve parity with other similar walk street properties.
3. The project will not likely be materially detrimental to property improvements in the vicinity and
Zone since the project complies with all other requirements of the Zoning Code, and is not inconsistent
with development in the neighborhood.
4. The project is not unusually large or out of scale with other new projects in the neighborhood, and
is otherwise in conformance with most of the requirements of the Zoning Ordinance and the General Plan.
Section 5. Based on the foregoing, and since the Planning Commission can make all 4 required
findings as required by Section 17.54.020 of the Zoning Ordinance, the Planning Commission hereby
approves the requested Variance from the front yard requirement subject to the following conditions of
approval.
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at their meeting of
August 15, 2006.
2. The Variance is specifically limited to the situation and circumstances that result relative
to the proposed project and is not applicable to the development of new structures or any
future expansion
VOTE: AYES: Allen, Kersenboom, Perrotti
NOES:. Pizer
ABSTAIN: None
ABSENT: Hoffman -
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 06-25 is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting
of August 15, 2006.
Kent Allen, ice Chairman
September 19, 2006
Date
F:1B951CD1PC12006109-19-061VARR311.DOC
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Sol Blumenfe d, Secretary
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