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HomeMy WebLinkAboutPC Resolution 04-1010 11 12 13 14 is 16 17 18 19 20 21 22 23 24 2s 26 27 28 29 RESOLUTION 04-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, TO APPROVE THE REQUESTED VARIANCE TO THE SUBDIVISION AND ZONING ORDINANCES TO ALLOW A SUBDIVISION RESULTING IN TWO LOTS WITH LESS THAN REQUIRED LOT WIDTH AND LOT SIZE AT 2226 HERMOSA AVENUE LEGALLY DESCRIBED AS PARCEL 1, PARCEL MAP 14210 The Planning Commission does hereby resolve and order as follows: Section 1. An application was filed by Bob Schneider owner of real property located at 2226 Hermosa Avenue seeking a Variance from Section 17.12.090 of the Zoning Ordinance and Section 16.08.060 of the Subdivision Ordinance to create two lots less than a minimum of 40 feet wide and less than 4,000 square feet in area. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for the Variance on February 17, 2004, 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 is proposing to subdivide an existing lot into two lots in order to revert the property back into two lots as existed prior to approval of parcel map 14210 in 1981, so that two single-family dwellings may be developed and sold separately on each lot. 2. The subject lots as proposed will have frontages of 30-feet each and depths of 114.9 feet. 3. The areas of the proposed lots are approximately 2,840 and 2,893 square feet. Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings pertaining to the application for a Variance from Section 17.12.090 of the Zoning Ordinance and Section 16.08.060 of the Subdivision Ordinance to have lots less than a minimum of 40 feet wide and less than 4,000 square feet in area: 1. There are exceptional circumstances relating to the property because the lot in its combined condition is only one of two lots within a 300-foot radius in the same zone that have been combined. Therefore its lot size of 5,733 square feet is arguably an exceptional and unique condition as compared to the other lots whether located on the Strand or on walk streets or neighborhood streets in the area. Of the 32 lots within the same zone in the neighborhood area 26 have not been merged and contain lot sizes of 2,850 square feet or less. Also, the lot contains sufficient square footage in the R-2 zone to develop up to three units, while prior to the combination of the original lots, the property could have been developed with one unit per lot, or two units. This situation is somewhat unique and arguably exceptional since the combined square footage of the two lots yields the 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2s 26 27 28 29 development potential of three units; while, as separate lots neither lot is large enough to qualify for two units. 2. The Variance is necessary for the enjoyment of a substantial property right possessed by other properties in the vicinity because the owners wish to exercise their property right to subdivide their lot into the two lots from the original tract to create lots similar to other lots in the neighborhood. A majority of the lots in the neighborhood are currently developed with single-family homes on lots of 2,850 square feet or less. The applicant's merged lot is 5,733 square feet, which is nearly twice the size of the prevailing lot sizes. Therefore, the Variance is arguably necessary for the property owner to exercise the right to develop separate single-family projects on the lots from the original tract, which is right clearly possessed by other properties in the vicinity. 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 proposed subdivision will not present any potential detriment to surrounding properties relative to density and lot pattern. The subdivision will separate the lots as originally divided prior to the parcel map in 1981. The subdivision will create lots that are more consistent with the prevailing lot pattern in the surrounding neighborhood. The prevailing lot pattern consists primarily of 30-foot wide lots with 2,850 square feet or less in lot area and with 30-foot widths 4. The Variance is consistent with the General Plan because since the proposed project will result in a density of 15.2 units per acre its consistent with the density range for the Medium Density category of the General Plan (14-25 units per acre). Further, the proposed project is consistent with prevailing lot pattern and the surrounding character and density of development. Section 5. Based on the foregoing, the Planning Commission hereby approves the Variance to allow a subdivision with lots less than a minimum of 40 feet wide and less than 4,000 square feet. VOTE:. AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify that the foregoing Resolution P.C. 04-10 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their re ulr meeting of February Langley4K,rsenbocm. Chairman Date FebruaU 17, 2004 Varr2226 17, 2004.