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P.C.RESOLUTION NO.03-48
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA APPROVING AN
ADDITION TO AN EXISTING SINGLE FAMILY DWELLING
WITH NONCONFORMING FRONT YARD, SIDE YARD AND
GARAGE SETBACKS RESULTING IN A GREATER THAN
50% INCREASE IN VALUATION AT 456 31ST STREET
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed by Chris and Karen Kohles, owners of real property
located at 456 31st Street, requesting an addition to an existing nonconforming single-family
residence resulting in a greater than 50% increase in valuation, pursuant to Chapter 17.52 of the
Zoning Ordinance.
Section 2. The Planning Commission conducted a hearing to consider the application on
August 19, 2003, at which testimony and evidence, both written and oral, were 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 a 758 square foot expansion to livable floor area and a 432
square foot expansion to deck area of an existing 57-year-old single-family dwelling,
resulting in an increase of valuation of 95.9% while maintaining a nonconforming front yard
setback.
2. The applicant proposes to demolish the existing nonconforming garage and construct a new
attached garage in order to remove the existing nonconforming side yard and garage
setbacks.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings:
1. The existing nonconformities are not severe or unusual.
2. The scale of the proposed expansion is reasonable, and is consistent with planning and
zoning requirements for the R-1 zone and does not warrant requiring the current
nonconforming front yard be"brought into conformance;
3. Approval of the expansion is consistent with the intent and goals of Chapter 17.52 of the
Zoning Ordinance.
4. The project is Categorically Exempt from the requirements of the California
Environmental Quality Act, pursuant to CEQA guidelines, Section 15301 e(2) with the
finding that the project is in an area with available services and not in an environmentally
sensitive area.
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Section 5. Based on the foregoing, the Planning Commission hereby approves an extension
of a nonconforming side yard, subject to the following Conditions of Approval:
1. The project shall be consistent with submitted plans. Modifications to the plan not
involving any further expansion shall be reviewed by the Planning Commission.
2. The survey shall be revised to properly label the property corner points.
3. A termite and structural inspection report verifying the structural integrity of the
building must be submitted prior to issuance of building permit.
4. Upon issuance of building permits the project shall proceed in compliance with the
scope of work outlined on the plans and any further demolition or construction
contrary to said plans will result in project delays in order for the City to review
project modifications, and may require new plan submittals and Planning
Commission review to proceed with construction work.
VOTE: AYES: Hoffman, Kersenboom, Perrotti, Pizer, Tucker
NOES: None
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 03-48 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 Hoffman,
August 19, 2003
Date
NRR456 (03-8)