HomeMy WebLinkAboutPC Resolution 06-27 - (635 Hermosa Ave)10
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RESOLUTION NO.06-27
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING A VARIANCE TO ALLOW THE EXPANSION
OF AN EXISTING SINGLE-FAMILY DWELLING WITH A 3-FOOT SIDE YARD
RATHER THAN THE REQUIRED 4 FEET, AND AN INTERIOR GARAGE DEPTH OF
19 FEET RATHER THAN THE REQUIRED 20 FEET, AND LESS THAN REQUIRED
OPEN SPACE AT 635 HERMOSA AVENUE LEGALLY DESCRIBED AS THE NW
47.5' OF LOT 15, BLOCK 7, HERMOSA BEACH TRACT
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by Pat McCarthy owner of real property located at 635
Hermosa Avenue, seeking a Variance from the minimum required side yard, and the minimum
required parking stall depth, and required open space in connection with the proposed expansion and
remodel of a single family home.
Section. 2. The Planning Commission conducted a duly noticed public hearing to consider the
application for a Variance on September 19, 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 applicant desires to remodel and expand an existing two-story single family
home while keeping the existing two-story size, with an existing nonconforming side yard of 3-feet
rather than the required 4 feet, and to expand the dwelling at the ground floor which extends this
nonconforming side yard, and this requires Variances from the side yard requirement, garage depth
requirement and open space requirements.
2. The proposed remodel and expansion otherwise complies with all requirements of the
Zoning Ordinance.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Variance:
1. There are exceptional circumstances relating to the property because the lot is
uniquely situated with access from the side only, making the circumstances unique and "exceptional
and extraordinary". While there are many "half -lots" scattered in the R-3 and R-2 areas (50+)
throughout the .City only a few front on a "walk street" leaving the only access from a side street.
Therefore, the Variances are necessary for the applicant to achieve parity with surrounding R-3
properties.
2. The Variance is necessary for the enjoyment of a substantial property right possessed
by other properties in the vicinity because the side lot access does not allow the project to meet all the
following requirements and provide the necessary required parking: minimum parking stall depth;
side yard; and parking setback requirements. Also the Variance from open space is. necessary to
expand the second floor in a reasonable way and to keep a two story size. Therefore the owner is
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prevented from expanding the home to achieve parity with surrounding proper without a Variance
from at least one of these requirements, and the plan proposes a reasonable set of alternatives in order
to provide the required number of parking spaces.
3. The project will not be materially detrimental to property improvements in the
vicinity and Zone since the Variance only involves minor variations to yard and parking stall
dimensions.
4. The proposed Variance does not conflict with and is not detrimental to the General
Plan because the project is. not unusually large or out of scale with the neighborhood, and is
otherwise in conformance with the Zoning Ordinance and the General Plan.
Section 5. The project is Categorically Exempt from the requirements of the California
Environmental Quality Act, pursuant to CEQA guidelines, Section 15301 e(2) with the finding
that the project is in an area with available services and not in an environmentally sensitive area.
Section 6. Based on the foregoing, the Planning Commission hereby approves the subject
Variance, subject to the following Conditions of Approval:
1. The project shall be consistent with submitted plans reviewed by the Planning
Commission at their meeting of September 19, 2006, and revised in accordance
with the corrections noted below. Any further minor modifications to the plan
shall be reviewed and may be approved by the Community Development
Director.
a) A complete roof plan shall be provide showing property lines and
property corner elevations, and maximum and propose building heights
at the critical points.
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.
AYES: Allen, Kersenboom, Perrotti, Pizer
NOES: Hoffinan
ABSENT: None
ABSTAIN: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 06-27 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 September 19, 2006
9t�" Md
Peter HofffilmChairman Sol Blumenfel , SeJretary
September 19, 2006
Date
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