HomeMy WebLinkAboutPC Resolution 01-27P.C. RESOLUTION 01-27
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
2e
29
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A
PRECISE DEVELOPMENT PLAN TO ALLOW THE
EXPANSION AND REMODEL OF THREE EXISTING
RESIDENTIAL UNITS AT 139 — 155 PIER AVENUE LEGALLY
DESCRIBED AS LOTS 20, 21, AND 22, BLOCK 34, 1ST
ADDITION TO HERMOSA BEACH
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 11. An application was filed by James LaPoint, the owner of real property located
at 139-155 Pier Avenue, seeking approval of Precise Development Plan to allow the expansion of
three existing residential units.
Section 2. The Planning Commission conducted a duly noticed de novo public hearing to
consider the subject application on August 21, 2001, at which testimony and evidence, both
written and oral, was presented to and considered by the Planning Commission
Section 3. Based on evidence received at the public hearing, the Planning Commission
makes the following factual findings:
1. The property, located within the downtown, consists of three lots under common
ownership, and contains a mix of commercial and residential uses in multiple structures. Off-street
parking is limited to 8 existing garages located with access from the alley (Palm Drive). Two
additional former garage spaces have been converted to residential use.
2. There are currently six residential units on the site, which are considered
nonconforming uses. The residential units on the property date back to the 1920's as evidenced by
the Sanborn Map, which show that as many as eight units may have existed in 1927.
3. The applicant proposes to eliminate the existing unit located under "Java Man" by
converting it to commercial use, reducing the number of units to five. Further, all the original
garages will be restored, increasing available parking from 8 to 10 spaces.
4. The applicant is proposing to remodel and expand three of the existing residential
uses as follows.
Unit 1 (155-C) is proposed to be expanded by adding a second floor, increasing the
square footage from 743 square feet to 1,678 square feet.
Unit 3 (145-B) is proposed to be expanded by adding a second floor, extending towards
Pier Avenue over the commercial office below, increasing the square footage from 796
square feet to 2,449 square feet.
Unit 5 (139) is proposed to be remodeled by eliminating the access to the former garage
space below and expanded by adding a second floor, resulting in a net increase from 720
to 930 square feet.
5. A Precise Development Plan approval is required pursuant to Section 17.58 of the
Zoning Ordinance because the cumulative project exceeds a 1500 square foot addition.
1
2
3
4
s
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Precise Development Plan.
1. The project is consistent with applicable general and specific plans, and is in
compliance with the use and development requirements of the zoning ordinance.
2. The site is zoned C-2 Restricted Commercial and the project and proposed use
complies with the development standards for remodeling and expansion of nonconforming
residential uses. The project complies with Section 17.52 pertaining to expansion of
nonconforming uses, and does not exceed a 50% increase in valuation, as required, based on the
net increase in valuation.
3. Based on Section 17.44.140E, the intensification of the use of this property,
because of the conversion of a 900 square feet residential unit to commercial use, results in an
additional net parking requirement of two spaces. This requirement is calculated as the difference
between the parking requirement for the new use, which is 4 spaces (900 sq. ft. at 1 space per 250
sq. ft.) and the existing residential use, which is 2 spaces, resulting in two additional spaces
required. This requirement is satisfied because the two proposed restored garages qualify as two
additional spaces.
4. Also, the parking requirements of Section 17.44.140B for residential expansions,
which requires two parking spaces for each unit, will be satisfied as 10 parking spaces will be
provided for five units.
5. The project is Categorically Exempt from the requirement for an environmental
assessment, pursuant to the California Environmental Quality Act Guidelines, Sections
15303(b) and 15315 with the finding that the project is in an area with available services
Section 5. Based on the foregoing, the Planning Commission hereby approves the subject
Precise Development Plan subject to the following Conditions of Approval:
1. The development and continued use of the property shall be in conformance with
submitted plans, received and reviewed by the Commission at their meeting of
August 21, 2001. Any Trainor modification shall be reviewed and may be approved by
the Community Development Director.
2. All garage parking shall be permanently assigned to the residential units by recorded
covenant, with two spaces available for each unit.
3. The parcels comprising the subject property shall be merged prior to issuance of
building permits.
4. Floor plans shall be included in final project plans verifying the conversion of the
residential area below "Java Man" at 155B Pier Avenue to commercial use, and
verifying the addition of two parking spaces in the garages located on the alley.
2
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
5. Precise building height information shall be provided on final project plans, which shall
including corner point elevations provided on a detailed roof plan indicating corner
points of the lot, the location of all property lines and maximum and proposed heights at
the critical points on the roof.
6. Architectural treatment shall be as shown on building elevations and site and floor
plans. Any modification shall require approval by the Community Development
Director.
7. Precise building height shall be reviewed at the time of plan check, to the satisfaction
of the Community Development Director.
8. Any satellite dish antennas and/or similar equipment shall comply with the
requirements of Section 17.4.240 of the Zoning Ordinance.
9. 'rwo copies of final construction plans, including site, elevation and floor plans,
which are consistent with the conditions of approval of this conditional use permit,
shall be reviewed and approved by the Planning Division for consistency with
Planning Commission approved plans prior to the submittal to the Building Division
for Plan Check.
10. Prior to the submittal of structural plans to the Building Division for Plan Check an
Acceptance of Conditions affidavit shall be filed with the Planning Division of the
Community Development .Department stating that the applicant/property owner is
aware of, and agrees to accept, all of the conditions of this grant.
VOTE: AYES: Hoffman, Pizer, Tucker, Chairman Perrotti
NOES: None
ABSENT: Kersenboom
ABSTAIN:. None
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 01-27 is a true and complete record of the action
taken by the Planning Coinmission of the City of Hermosa Beach, California, at their regular
meeting of Atust 21, 2001.
Sams Perrotti, Chairman Sol Btu era eId, Secretary
Date
Pdpr 13 9Pier
I