HomeMy WebLinkAboutPC Resolution 03-4010
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P.C. RESOLUTION 03-40
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, TO DENY A REQUEST FOR A PRECISE
DEVELOPMENT PLAN AND NONCONFORMING REMODEL TO ALLOW
AN ADDITION AND REMODEL TO AN EXISTING COMMERCIAL
BUILDING, NONCONFORMING TO PARKING, RESULTING IN A GREATER
THAN 50% INCREASE IN VALUATION AND DENYING A PARKING PLAN
TO PROVIDE REQUIRED PARKING IN TANDEM AND TO INCLUDE A
MEZZANINE FOR STORAGE ONLY WITH PARKING REQUIREMENTS
BASED ON STORAGE AT 238 PIER AVENUE LEGALLY DESCRIBED AS
LOT 19, BLOCK 48, FIRST ADDITION TO HERMOSA BEACH
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed by Jeff Stoner, owner of property at 238 Pier
Avenue, seeking approval of a Precise Development Plan, Nonconforming Remodel, and Parking
Plan for an addition and remodel resulting in a greater than 50% increase in valuation, and a
Parking Plan to provide required parking in tandem, and to include a storage area with parking
requirements based on storage.
Section.2. The Planning Commission conducted a duly noticed public hearing to
consider the application for a Precise Development Plan, Nonconforming Remodel, and Parking
Plan on August 19, 2003, and considered testimony and evidence both written and oral. Based
on the testimony and evidence received the Planning Commission makes the following factual
findings:
1. The applicant proposes to substantially remodel and retrofit the existing building in
order to expand the main floor and add a mezzanine level, and to provide additional parking in a
parking garage at the ground floor.
2. The building was initially constructed as a residence in 1941. The most recent uses of
the building have been for commercial purposes, although there is a history of joint residential
and commercial use previous to the recent retail uses. The building is nonconforming to current
parking requirements as only one space exists in the basement level with access from the alley,
while six spaces would be required under current zoning for retail commercial uses.
3. The proposed plan involves an addition and complete remodel to the existing
building, involving substantial demolition of both the interior and exterior, in order to change the
building from a 1940's residential structure to a 30-foot high modern retail commercial building.
The existing first floor will be completely remodeled to create a large open retail space with
added floor area in the front and rear of the existing space, with a mezzanine/storage level above.
Additional parking will be created in the basement level by providing 4 additional parking spaces
in tandem in the existing unimproved under -floor area.
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4. Pursuant to Chapter 17.58 a Precise Development Plan is required because the
combination of addition and remodel exceed 1500 square feet.
5. Pursuant to Section 17.44.140(D) of the Zoning Ordinance expansions to existing
buildings nonconforming to parking are required to provide parking for the amount of expansion.
In this case, based on the current parking ratio of 1 space per 250 square feet of commercial retail
space, the proposed 691 square foot addition requires 3 additional parking spaces. However, the
added mezzanine space would require 3 additional spaces, but the applicant is requesting that the
mezzanine/storage level space be considered as storage only, requiring 1 additional space for a
total of 4 required. The applicant is proposing 4 spaces in tandem, and is requesting that these 4
spaces be considered adequate for the project
6. The project requires approval, pursuant to Chapter 17.52 of the Zoning Ordinance, for
an expansion/remodel of a nonconforming building exceeding 50% of the building valuation and
removal of more than thirty 30 percent existing linear feet of the exterior walls or floor area. The
project involves removing exterior walls of the basement and first floor levels, complete removal of
interior walls on the first floor, and adding 691 square feet of new retail space and 747 square feet
of storage space. The alterations and additions to the building results in a 98.4% increase in
valuation assuming a lesser valuation for the storage area, and require removing at least 51 % of
existing exterior walls.
Section 3. Based on the foregoing factual findings the Planning Commission makes
the following findings pertaining to the application for a Precise Development Plan and a
Nonconforming Remodel pursuant to Chapter 17.52 of the Zoning Ordinance.
1. In reviewing the project relative to the standards and review criteria for Precise
Development Plans, Chapter 17.58, the project does not provide sufficient off-street parking to
compensate for the additional floor area, and the alternative method of providing the parking in
tandem and considering a portion of the addition as storage, does not satisfactorily mitigate the
parking need for the expanded commercial use.
2. The project is not consistent with the goals contained in Chapter 17.52, pertaining to
nonconforming buildings, since the addition and remodel is not limited, and instead is essentially
the complete reconstruction of the existing building. As shown on submitted plans, the amount
of anticipated demolition exceeds 50%, and once commenced would likely involve more
demolition than anticipated given the age of the building. Further the project involves structural
changes, not yet evaluated by a structural engineer, that may make the proposed method of
construction as shown on the plans infeasible, and may require complete demolition of the
existing structure. As such, the project should be considered as new construction, and not
afforded the benefits of maintaining its nonconforming condition with respect to parking.
Section 4. Based on the foregoing factual findings, the Planning Commission makes
the following findings pertaining to the application for a Parking Plan.
1. The plans do not provide the required parking for the addition in a manner that
complies with the Zoning Ordinance, Chapter 17.44. The applicant is proposing to provide 4
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additional spaces in tandem as an alternative, and proposes to use a portion of the addition for
storage only to reduce the applicable parking requirement.
2. The Commission finds that the proposal to use tandem parking for the proposed
increased square footage for retail use, and to dedicate a portion of the addition for storage only
is not an acceptable or appropriate alternative. The proposed driveway is not sufficient to meet
the standard set forth in Section 17.44.210, Parking Plans, as tandem parking is not appropriate
for providing required parking for a retail use, and the dedication of a portion of the new addition
for storage does not adequately address potential parking demand for the building should the
storage area be used for other purposes.
Section_ . Based on the foregoing, the Planning Commission hereby deny the subject,
Precise Development Plan, Nonconforming Remodel and Parking Plan.
VOTE: AYES: Chairman Hoffinan, Kersenboom, Tucker
NOES: Comms. Perrotti, Pizer
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify the foregoing Resolution P.C. No. 03-40 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 19, 2003.
Peter Hoffinan,
Auggst 19 2003
Date
Pdpr238Pier
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