HomeMy WebLinkAboutPC Resolution 03-5610
11
12
13
14
is
16
17
18
19
20
21
22
23
24
2s
26
27
28
29
RESOLUTION NO.03-56
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, DENYING A
REQUESTED VARIANCE FROM LOT COVERAGE
QUIREMENTS AT 259 31sT STREET LEGALLY'"
DESCRIBED AS LOT 19, BLOCK 117, SHAKESPEARE TRACT
The Planning Commission does hereby resolve and order as follows:
Section 1. An application was filed by A. Jonathan Schwartz owner of real property located
at 259 31" Street in Hermosa Beach, seeking a Variance from Section 17.08.030(J), Permissable
Lot Coverage in the R-1 Zone, to allow an addition and remodel, and conversion of a duplex to a
single-family dwelling, resulting in 71% lot coverage rather than the maximum 65%.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider
the application for a Variance on October 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 subject lot is zoned R-1 and contains 2100 square feet with a dimension of 30' X
70'. This is the typical lot size for this block, which is a walk street, and is considered a small lot
pursuant to the R-1 zoning standards, which provides an exception to open space requirements for
small lots.
2. The subject property is currently developed with a two-story stacked duplex, with a two -
car garage with access to the alley. The current use as two units is a nonconforming use in the R-1
zone. The property is also nonconforming with respect to front and side yard requirements, open
space, lot coverage and parking summarized as follows:
Front Yard: 0 rather than required 7 feet (10% of lot depth)
Side Yard: 1.5 feet on the west side rather than the required 3 feet (10% of lot width),
including a bay window that projects to the property line.
Open Space: Complies with the total requirement for small lot exception of 300 square feet,
as a total of 500 square feet is available on the roof deck (380) and excess yard areas on the
ground (120), but does not comply with the requirement that 60% be located adjacent to
primary living areas, as 120 square feet is available on ground rather than 180 square feet.
Lot Coverage: currently 68% rather than the required 65%
Parking: one space per unit plus one guest rather than two spaces per unit
3. The proposed project involves eliminating one of the units by removing the first floor
kitchen and connecting this floor with the second floor with a spiral stair. Also, the garage will be
relocated and reconstructed closer to the alley allowing the addition of 175 square feet of floor area
on the first floor for an additional bedroom and bathroom, and the addition of a master bath on the
second floor above a portion of the new garage. The proposed remodel and addition will bring the
property into conformance with the Zoning Ordinance with respect to use because of the
elimination of one unit, and bring the property into compliance with parking requirements. The
1
2
3
4
5
6
7
6
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
2
26
27
29
29
nonconforming front and side yards will remain, and the project will remain nonconforming to
small lot open space requirements. The project as designed causes lot coverage is to be increased
by 58.5 square feet (approx 3%) to accommodate the relocated garage and master bathroom.
Therefore, a Variance is required from the lot coverage requirement.
4. The applicant is proposing a 233 square foot expansion, resulting in an increase of
valuation of 44% as combined with a 1997 expansion and remodel project.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Variance:
1. There are not exceptional or extraordinary circumstances relating to the property because
the lot is typical in size, topography and shape for the neighborhood. While the lot is small (2100
square feet with dimension of 30' X 70', this small lot condition exists on this entire block (38 lots
have the same dimension). Further, because these small lots are recognized in the code; the
property is already given some relief from development standards relating to open space. The
existing condition of the structure, historically a duplex, is not unusual since this condition exists on
7 other lots on this block.
2. The Variance is not necessary for the enjoyment of a substantial property right possessed by
other properties in the vicinity as the existing structure already contains almost 2,000 square feet,
and thus the owner enjoy a property right which is in parity with surrounding development.
Further, reasonable alternatives are available to the applicant to modify the plan to provide the
additional square footage desired in order enlarge the home, and still comply with the lot coverage
requirement.
Section 5. Based on the foregoing, the Planning Commission hereby denies the requested
Variance.
VOTE: AYES: Perrotti, Pizer, Chairman Hoffman
NOES: Tucker, Kersenboom
ABSENT: None
ABSTAIN: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 03-56 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California at their
—"" , a regular meeting of October 21, 2001
Peter
� - Qw C:
Date
Varreso259-31 st
ftt
rnfel' , Se retary
OA