HomeMy WebLinkAboutPC Resolution 08-05 - (201 Prospect)10
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RESOLUTION NO.08-5
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF HERMOSA BEACH, CALIFORNIA, TO APPROVE A VARIANCE
TO CONSTRUCT A 3-CAR GARAGE WITH A 4-FOOT SETBACK
RATHER THAN THE REQUIRED 17 FEET ON A "REVERSE"
CORNER LOT LOCATED AT 201 PROSPECT AVENUE, LEGALLY
DESCRIBED AS LOT 54, TRACT NO.733
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by Laura Tomera, owner of the property located at 201 Prospect
Avenue, seeking a Variance to construct a 3-car garage with a 4-foot setback rather than the required 17 feet on a
"reverse" corner lot.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application
for the Variance on January 15, 2008, 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 subject lot is a "reverse" corner lot fronting on Prospect Avenue with garage access from 2"a Street.
2. The lot is currently developed with a one-story single-family dwelling unit constructed in 1934. The
existing structure has the following nonconformities:
A side yard setback of 3.5 feet opposed to the required 4 feet (north property line only);
A garage setback of 4.25 feet opposed to the required 17 feet; and,
Garage stall depth of 17.5 feet opposed to the required 20 feet.
3. The applicant is proposing to demolish the existing garage and approximately 272 square feet of the existing
structure and construct a new three car garage, in addition to a two-story addition to the rear including a
1,577 square -foot roof top deck. The first floor will contain two bedrooms, an office and living room. The
second floor will include the family room, kitchen, and master suite. The plan maintains the existing one
story historic appearance at the Prospect Avenue frontage, providing for the expansion and second -story
profile on the rear.
4. The applicant's objective is to obtain a Variance to demolish the existing nonconforming garage and
reconstruct a 3-car garage, yet maintain the existing garage setback of 4 feet opposed to 17 feet required by
code. Should the Planning Commission approve the Variance, the applicant will be able to exceed the
100% floor area cap for nonconforming structures.
Section 4. Based on the factual findings, the Planning Commission makes the following findings pertaining
to the application for the Variances:
There are exceptional circumstances because of the "reverse" corner lot being adjacent to a busy
intersection, thus requiring a front loading garage to be oriented onto Prospect Avenue which is not
recommended by both the Community Development and Public Works departments for safety reasons.
The property has a 40-foot width and constructing a conforming, side loading garage on the lot would
require a minimum width of forty-one feet. Since loading the parking from the front is unsafe and the
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narrow lot width and garage setback requirement does not allow for the construction of a conforming side -
loading garage, it is a reasonable argument that exceptional circumstances exists.
2. Without the approval of the requested Variance, a 100% increase in floor area could certainly be
constructed under the provisions of the Nonconforming Ordinance. However, the existing small home was
constructed in 1934, and a 100% increase does not allow for a very large home. A Variance approval for a
garage encroachment would allow for the applicant to construct a conforming three -car garage, in
compliance with the off-street parking requirements for R-1 zoned properties. Therefore, the Variance is
arguably necessary to achieve parity since the applicant would be able to construct a reasonable sized
addition; a substantial property right possessed by other properties in the neighborhood.
The granting of the Variance will not be materially detrimental to the public welfare or injurious to the
property or improvements in such vicinity and zone in which the property is located because the Variance
only involves reconstruction of the garage in a similar location to the current garage. Despite the reduced
garage setback, the garage will comply with the required 23-400t turning radius and allow for three off-
street parking spaces required for single-family residences.
4. The construction and remodel of a single-family home in this location is consistent with the General Plan.
Section 5. Based on the foregoing, the Planning Commission hereby approves the requested Variance.
VOTE: AYES: Allen, Perrotti, Pizer
NOES: Hoffman
ABSTAIN: None
ABSENT: Kersenboom
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 08-5 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 January 15, 2008.
Sam Perrotti, Vice Chairman en Rob 6rtson, ecretary
January 15, 2008
Date "—