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HomeMy WebLinkAboutPC Resolution 01-031 2 3 4 s 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2s 26 27 28 29 RESOLUTION 01-3 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, TO APPROVE THE REQUESTED VARIANCES TO ALLOW GUEST PARKING TO BE LOCATED BEHIND TANDEM PARKING AND TO ALLOW A PORTION OF THE SIDE YARD TO COUNT TOWARDS A PORTION OF REQUIRED OPEN SPACE AT 2059 MONTEREY BOULEVARD LEGALLY DESCRIBED AS A PORTION OF LOT 12 BLOCK 32 FIRST ADDITION TO HERMOSA BEACH The Planning Commission does hereby resolve and order as follows: Section 1. An application was filed by Brian and Susan Hoose owners of real property located at 2059 Monterey Boulevard in Hermosa Beach, seeking to construct a new single-family dwelling, and seeking Variances from Section 17.44.010 to allow guest parking to be located behind tandem parking and from Section 17.08.030 to allow a portion of the side yard to count towards required open space. Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the application for these Variances on January 16, and February 20, 2001, 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 construct a single family dwelling of 2,225 square feet. Variances are necessary to complete the project pursuant to submitted plans. 2. The subject lot is approximately a 42' X 45' dimension, with a lot size of 1,885 square feet, and is corner lot with it narrowest frontage on Circle Court, and its east side lot line on Monterey Boulevard. Pursuant to the definition of corner lots, the narrowest street frontage is considered the front of the lot. Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings pertaining to the application for Variances from guest parking and from garage dimensions: 1. There are exceptional circumstances relating to the property because the lot is unique or peculiar as compared to surrounding properties for three different reasons, as follows: ❑ The small size of the lot. The lot contains only 1885 square feet. The 72 other lots in the neighborhood within the 300-foot radius, within the same R-1 zone, vary widely with typical lots ranging from 2,400 square feet 5,000 square feet. Only four lots (including the subject lot) are less than 2000 square feet and four exceed 5000 square feet. The small lot size obviously limits the potential square footage for a house, but also limits the potential for ramping down to a subterranean garage. 1 10 11 12 13 14 is 16 17 18 19 20 21 22 23 24 2s 26 27 28 29 ❑ The square shape of the lot. In addition to being relatively small, its square shape is unusual. Most lots in the neighborhood are rectangular (i.e. 30' X100', 30'X80', 40'X80'). The reason the square shape is significant is its impact on buildable area. When required yards are subtracted from the lot dimension it leaves a 32'X35' buildable footprint. A typical rectangular lot provides a building footprint more accommodating to a rational floor plan that includes a two -car garage with its 20X20 dimension. ❑ The location of the lot on a corner with its narrower frontage on what otherwise would seem to be the side street. If it were a typical corner lot with its narrower frontage on Monterey Boulevard, or an interior lot, Monterey Boulevard would be the front yard, allowing the rear yard opposite the Monterey frontage to be counted toward open space requirements. 2. The Variances are necessary for the enjoyment of a substantial property right possessed other properties in the vicinity in order to build a reasonably sized home with a comfortable floor plan in parity with other neighborhood homes. The Commission has examined the typical lot sizes, and lot shapes in the neighborhood, and the type and size of home that have been constructed. What was found is that the larger and more conventionally shaped lots allow the construction of homes in compliance with zoning that contain two or more bedrooms, a comfortable floor plan, and two -car garages with standard guest parking. Further, in looking at newer construction in the area the typical homes contain a two -car garage (or more) with driveway access from the street and ample living area in addition to the standard garage, which is located where it can be directly accessible to ground level open space. The typical new dwelling in the vicinity exceeds 2500 square feet and provides open space in the rear yard. Furthermore, the proposed variations are minor in nature, and still keep the project consistent with parking requirements and open space requirements. In other words, the granting of this Variance would not in any way confer any special privileges inconsistent with the limitations upon other properties in the vicinity, as the basic requirement for parking and open space are not being changed. 3. The project will not be materially detrimental to property improvements in the vicinity and Zone since the project complies with all other requirements of the Zoning Code and the project scale is consistent with and still smaller than the typical size of homes in the neighborhood. Further, the Variances relate to definitions and technical standards in the Zoning Ordinance related to parking and open space, and if the Variances are granted, the actual number of required parking spaces and open space will still be provided. 4. The Variance is consistent with the General Plan because the construction of a single-family home in this location is consistent with the General Plan. Section 5. Based on the foregoing, the Planning Commission hereby approves the Variance from guest parking and garage dimension subject to the following conditions: The project shall be consistent with submitted plans reviewed by the Planning Commission at their meeting of February 20, 2001. any further minor modifications to the plan shall be reviewed and may be approved by the Community Development Director. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 2. A minimum 6-foot high decorative block wall shall be provided along the southerly property line. 3. The Variance is specifically limited to the situation and circumstances that result relative to the proposed project and is not applicable to the development future projects. VOTE: AYES: Hoffman,Pizer,Kersenboom,Chairman Perrotti NOES: Tucker ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify that the foregoing Resolution P.C. 01-3 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 February 20, 2001 Sam Perrotti, Chairman Sol Blume ifel Secretary 3-20-oi Date Varr2059 3