HomeMy WebLinkAboutPC Resolution 04-311
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RESOLUTION NO.04-31
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, DENYING A REQUESTED
VARIANCE TO ALLOW A 3-FOOT SIDE YARD RATHER THAN THE
REQUIRED 5-FEET FOR A MERGED LOT AT 3410 HERMOSA
AVENUE, LEGALLY DESCRIBED AS LOTS 5 AND 6, BLOCK 101,
SHAKESPEARE TRACT
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by LaSalle Bank owner of the property located at 3410
Hermosa Avenue and 111 34th Street, seeking a Variance to allow two existing lots to merged while
maintaining a 3-foot side yard rather than the required 5-feet for the merged lots.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the application for a Variance on September 21, 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 three-story home at 3410 Hermosa Avenue was constructed in 1982, in conformance
with the 3-foot side yard requirements for a 30-foot wide lot.
2. The Variance is needed because the applicant is proposing to merge two existing 30-foot
wide lots together, and maintain the existing dwelling with its current 3-foot north side yard. The
merger of the two lots increases the side yard requirement from 3 feet to 5 feet, as the side yard
requirement is 10% of lot width, up to a maximum required 5-feet.
3. The project also includes demolishing the existing dwelling at 111 3e Street, and
constructing an addition to the existing dwelling at 3410 Hermosa Avenue extending south over the
former 111 34th Street property.
4. The addition includes a guest room, terrace, pool and additional garage parking. The
proposed addition is in compliance with the Zoning Ordinance, and consists of less than 50%
increase in valuation.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Variance:
1. The owner wishes to exercise a property right to expand an existing single-family home to
take advantage of the purchase of an adjacent property. While the Variance is necessary for this
dwelling addition to be connected as proposed by the applicant, there are other options available to
the applicant to exercise their property right that would not require a Variance. For example, the
applicant could develop a "detached" new single-family home to serve as a guest home, honoring
the setback requirements between the two lots, with access only on the ground. Therefore the
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Variance is not necessary to exercise a substantial property right, which is one of the four required
findings for approval of a Variance.
Section 5. Based on the foregoing, and since the Planning Commission cannot make all 4
required finding as required by Section 17.54.020 of the Zoning Ordinance, the Planning
Commission hereby denies the requested Variance.
VOTE: AYES: Allen, Koenig, Pizer
NOES: Hoffman, Perrotti
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 04-31 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 17, 2004.
Sam Perrotti, Chairman
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Date
F:\B95\CD\PC\2004\09-21-04\varreso3410.doe
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