HomeMy WebLinkAboutPC Resolution 03-021
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RESOLUTION 03-2
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, TO APPROVE THE REQUESTED
VARIANCE TO SUBDIVISION AND ZONING ORDINANCE TO ALLOW A
VARIATION TO THE LOT WIDTH AND AREA OF TWO LOTS, AND TO
ALLOW ONE OF THE LOTS TO BE LESS THAN THE PREVAILING LOT SIZE
IN THE VICINITY AT 836 BEACH DRIVE LEGALLY DESCRIBED AS LOTS 8
AND 9, OF BLOCK 9 HERMOSA BEACH TRACT
The Planning Commission does hereby resolve and order as follows:..
Section 11. An application was filed by Adam L. Gooch owner of real property located at
836 Beach Drive 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, and for one of the two lots to be inconsistent with prevailing lot
sizes in the vicinity.
Section 2. The Planning Commission conducted a duly noticed de novo public hearing to
consider the application for the Variance on January 21, 2003, 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 re -divide two merged lots so that two single-family
dwellings may be developed and sold separately on each lot.
2. The subject lots have frontages of 30-feet each and depths of 95 feet. The lot at the corner
of Beach drive tapers to a narrower width at the rear of the property (22.69 feet).
3. The area of the proposed lots are approximately 2,850 and 2,497 square feet.
4. The lot size of the larger lot is typical and consistent with other lots in the original
subdivision and in the general vicinity, and the smaller lot while inconsistent with the typical lot
size in the immediate area is consistent with other corner lots on Beach Drive in the general
surrounding area which also taper to a narrower width at the rear.
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
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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 merged
condition is only one of four lots within a total of 52 lots within a 300-foot radius in the
neighborhood area that have been merged. Therefore, its lot size of 5,253 square feet is 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 31 lots within the neighborhood area
located on walk streets or neighborhood streets (8tt', 9' and 10th Streets) 26 have not been merged
and contain lot sizes of 2,850 square feet or less. Also, the property is located on the corner of
Beach Drive, and if split, has a narrower width along the alley to the rear than the majority of lots
in the area. Also, the lot contains sufficient square footage in the R-2 zone to develop up to three
units, while prior to the merger; the property could have been developed with one unit per lot, or
two units. The merger in 1988, therefore, had the unintended consequence of allowing more
intense development of the property, while the intent of the lot merger ordinance to reduce
density and the overall intensity of development in the City. This situation is unique and
exceptional since the combined square footage of the two lots yields the 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 5,330 square
feet, which is nearly twice the size of the prevailing lot sizes. Therefore, the Variance is
necessary for the property owner to exercise the right to develop separate single-family projects
on the lots from the original tract, which is a right clearly possessed by other properties in the
vicinity.
3. 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 subdivision will create lots which are more consistent with the prevailing lot pattern in
the surrounding neighborhood than the current merged lot condition, and subdivision will permit
the development of two single-family dwellings consistent with development in the vicinity.
4. The Variance is consistent with the General Plan because the development of two units will
result in a density of 16.3 units per acre which is within the range for the Medium Density category
of the General Plan (14-25 units per acre) and consistent with prevailing densities in the area.
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Section 6. 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
in area and one lot with an area not consistent with prevailing lot sizes within the vicinity.
VOTE: AYES: Hofftnan,Kersenboom,Perrotti,Pizer,Tucker
NOES: None
ABSENT: None
ABSTAIN: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 03-2" 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 March 18, 2003.
Ron Pizer, Chairman qurrufeld, acre ary
Date March 18 2003
Varr836beach
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