HomeMy WebLinkAboutPC Resolution 08-24 - (1130 2nd St.)� 1
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RESOLUTION NO.08-24
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, TO DENY THE PROPOSED
VARIANCE TO ALLOW THE EXPANSION OF AN EXISTING ONE -CAR
GARAGE TO A TWO -CAR GARAGE WITH AN 8.75-FOOT GARAGE
SETBACK RATHER THAN THE REQUIRED 17 FEET IN
CONJUNCTION WITH A REMODEL AND EXPANSION TO AN
EXISTING TWO-STORY DWELLING AT 1130 2N' STREET, LEGALLY
DESCRIBED AS LOT 88, TRACT 733.
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by Zane Koss, owners of the property located at 1130
2nd Street, seeking a Variance to allow the expansion of an existing one -car garage to a two -car
garage with an 8.75-foot garage setback rather than the required 17 feet in conjunction with a
remodel and expansion to the existing two-story dwelling.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the application for the Variance on April 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 `through lot' fronting on 2nd Street with garage access from I" Place.
2. The lot is currently development with a two-story single-family dwelling and a detached
one -car garage which has the following nonconformities:
• A substandard garage width of 13 feet as opposed to the required 17 feet to qualify as two
spaces;
• No guest parking space as required for the R 1 zone;
• A garage setback of 8.7' feet rather than the required 17 feet; and
• An easterly side yard setback of 2.8' feet and a westerly side. yard setback of 2.98' feet rather
than the required 3 feet for both side yards.
3. The applicant's objective is to widen the existing garage into a qualifying two -car
garage, thus allowing for a 100% addition in floor area as permitted in the Non -Conforming
Ordinance (HBMC 17.52(B)(2)(a)).
4. Therefore, the applicant is requesting a Variance to allow the expansion of the existing
one -car garage into a two -car garage with a substandard garage setback of 8.75-foot rather than the
required 17 feet_
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Variance to the garage setback requirement.
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1. The lot size, 25' by 90', is a common lot size as there are 18 lots on the same block that are
similarly sized. Therefore, the Planning Commission was unable to make Variance Finding 1 and
to support the applicant's argument that the lot width and size is exceptional and extraordinary as.
compared to other properties in the vicinity and zone.
2. Without the Variance, a 500 square foot addition could be constructed on the property with.
the existing one -car garage. However, the applicant is proposing to add 744 square feet which
required two parking spaces under the Non -Conforming Ordinance. In order to expand the existing.
garage to a two -car garage, a Variance for the nonconforming garage setback is required. The
Planning Commission found that under Section 17.08.040(c) the subject lot is a "small lot" which.
afford the applicant increased allowable lot coverage and reduced the amount of required open
space. With the design flexibility allowed under the "small lot" requirements, a Variance is not
necessary for the preservation. and enjoyment of a substantial property right, denied to the owner.
and possessed by other properties in the same vicinity and zone.
Section 5. Based on the foregoing, the Planning Commission hereby denies the requested
Variance.
VOTE: AYES:
Perrotti, Pizer, Hoffinan, Allen, Kersenboom
NOES:
None
ABSTAIN:
None
ABSENT:
None
Ci����r1:v�i try►
I hereby certify that the foregoing Resolution P.C. 08-24 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California at their
regul meeting of April 15, 2008.
Sam Perrotti, Chairman I. XeifRobertsoft�Secretary
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Date
F:1B951CDIPC12008104-18-081v.ARRR 1130DOC
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