HomeMy WebLinkAboutPC Resolution 26-05 (1244 2nd Street) (1) Page 1 of 7 PC RES 26-05
CITY OF HERMOSA BEACH PC RESOLUTION NO. 26-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A LOT LINE ADJUSTMENT
(LLA 25-02) AND A VARIANCE (VAR 25-03), TO APPROVE A LOT LINE ADJUSTMENT AND VARIANCE AT 1244 2ND STREET (APN 4186-027-031) AND APN 4186-027-030 (NO ADDRESS) IN THE SINGLE-FAMILY RESIDENTIAL (R-1) ZONE AND DETERMINING THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby
resolve, and order as follows: WHEREAS, an application was filed on December 23, 2025 by the applicant
Amir Esfahani, seeking approval of a Lot Line Adjustment and a Variance to move
the existing north/south property line between the parcels APN 4186-027-031
(address 1244 2nd Street) and APN 4186-027-030 (no address) and rotate it to an
east/west property line to create two nearly equal lots to facilitate development
of single-family residences on each parcel (the Project);
WHEREAS, a Lot Line Adjustment is the process under the California
Subdivision Map Act (Government Code sections 66410 – 66499.41) that is used to
change property lines between up to four existing parcels. Lot Line Adjustments
are typically subject to administrative review and approval under the California
Permit Streamlining Act (Government Code sections 65920 – 65964.5);
WHEREAS, the project site consists of two lots: 1244 2nd Steet (APN 4186-027-
031) or “Lot A” (in the attached exhibit) with approximately 37.5 feet of street
frontage totaling 3,379.5 square feet in size and APN 4186-027-030 (no address) or
“Lot B” (in the attached exhibit) with approximately 12.5 feet of street frontage
totaling 1,126.5 square feet in size;
WHEREAS, if approved, the proposed Lot Line Adjustment would move the
existing north/south property line between the parcels and rotate it to an east/west property line to create two nearly equal lots to facilitate development
of single-family residences on each parcel;
WHEREAS, if approved, the proposed Lot Line Adjustment would
reconfigure the lots create two nearly equal properties. The proposed north lot
(Lot C) would be 50 feet wide with frontage on 2nd Street and a depth of 45.12
feet with 2,256 square feet. Proposed south lot (Lot D) would be 50 feet wide with
frontage on 1st Place and would have a lot depth of 45 feet with 2,250 square feet;
Page 2 of 7 PC RES 26-05
WHEREAS, a Variance is required for this Lot Line Adjustment due to the
proposed sizes of the lots being substandard to the minimum lot size for newly
created lots of 4,000 square feet per Hermosa Beach Municipal Code (HBMC)
Section 17.08.030 (I);
WHEREAS, in considering the granting of a Variance, the Planning
Commission must make four required Variance findings pursuant to HBMC Section 17.54.020 to approve, or conditionally approve, a Variance application; and
WHEREAS, the Planning Commission at its public meeting of March 17, 2026,
considered all testimony and evidence regarding the application, both oral and
written, that was presented to the Planning Commission.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and are hereby
incorporated into this Resolution.
SECTION 2. Based on the testimony and evidence received at its March 17,
2026 Planning Commission meeting, the Planning Commission finds, determines
and declares the following pertaining to the application for a Lot Line Adjustment
(LLA 25-02) pursuant to the Subdivision Map Act, California Government Code
section 66412(d):
Findings:
1. A tentative map, parcel map, or final map shall not be required as a
condition to the approval of a lot line adjustment if the lot line adjustment
is approved by the City (1) between four or fewer existing adjoining parcels;
(2) where the land taken from one parcel is added to an adjoining parcel;
and (3) where a greater number of parcels than originally existed is not
thereby created.
2. The City must limit its review and approval to a determination of whether
the parcels resulting from the adjustment will conform to the local General
Plan, any applicable specific or coastal plan, and zoning and building
ordinances.
3. Conditions and exactions placed on approval must be limited to those
necessary to comply with the local General Plan, any applicable specific
plan, any applicable coastal plan, and zoning and building ordinances to
Page 3 of 7 PC RES 26-05
require the prepayment of real property taxes prior to the approval of the
LLA; or to facilitate the relocation of existing utilities, infrastructure, or
easements. In addition, the City cannot require a record of survey for a lot
line adjustment unless otherwise required by law. The proposed LLA moves
the existing north/south property line between the parcels and rotates it to
an east/west property line to create two nearly equal lots in the Single-
Family Residential (R-1) zone with approval of a variance to permit
substandard minimum lot sizes, which is consistent with the General Plan, zoning, applicable coastal plan, and building regulations.
SECTION 3. Based on the testimony and evidence received at its March 17,
2026 Planning Commission meeting, the Planning Commission finds, determines
and declares the following pertaining to the application for a Variance (VAR 25-
03) under Hermosa Beach Municipal Code Section 17.54.020:
Findings: 1. Exceptional circumstances are applicable to the property involved; Lot B is 1,126.5 square feet in size and is just 12.5 feet wide. The lot is well below the
minimum 4,000-square-foot lot size required for new lots. The lot's narrowness is also substandard, making it nearly infeasible to develop the site without multiple
variances. The variance for the minimum lot size results in a lot width of 50 feet and a larger lot size, which makes development more feasible.
2. That the variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property;
The Variance is necessary in this case to allow the reconfiguration of the
lot’s development of a single-family home on two evenly divided lots.
3. That the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located;
The Variance would not result in a net change in the non-conformity of the
parcels, as one parcel would become more conforming to the zoning
ordinance, and one would become less conforming. The Variance would
result in two nearly equal lots that could then be developed with two single-
family homes. These two lots as proposed would be like the other lots on
the block in terms of total square footage.
Lot Existing Lot Size Adjusted Lot size
Lot A-(APN 4186-027-031,
1244 2nd Street)
3,830.1 square feet 2,256 square feet (Lot C)
Lot B-(APN 4186-027-030) 1,126.5 square feet 2,250 square feet (Lot D)
Page 4 of 7 PC RES 26-05
4. That the granting of the variance will not conflict with the provisions of, or
be detrimental to, the general plan.
The granting of the Variance would not be detrimental to or conflict with
the provisions of the general plan. Consistency with relevant policies from
the general plan is provided below for reference purposes.
General Plan Consistency
Land Use Element Findings
Goal 2: Provide for diverse needs of
residents of all ages and abilities
The proposal is consistent with policy
2.5 as the project enhances the
quality of a residential neighborhood
by abating the intrusion of a disruptive
non-conforming condition in which a
house encroaches into a neighboring
property.
Policy 2.5 Neighborhood preservation-
Preserve and enhance the quality of
residential neighborhoods by avoiding
or abating the intrusion of disruptive
non-
conforming buildings or uses
SECTION 4. Based on the foregoing, the Planning Commission hereby approves the subject Lot Line Adjustment (LLA 25-02) to move the existing
north/south property line between the parcels and rotate it to an east/west
property line to 1244 2nd Steet (APN 4186-027-031) or “Lot A” and APN 4186-027-
030 (no address) “Lot B” and create two nearly equal lots, Lot C and Lot D to in
the Single-Family Residential (R-1) zone. The approved Lot Line Adjustment shall
be subject to the following Conditions of Approval:
1. The approved Lot Line Adjustment shall be executed as described in the
proposed legal descriptions and as shown in Exhibit A attached to this
Resolution, which is incorporated herein by reference.
2. A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted
consistent with the exhibits approved by the Planning Commission,
approved by the Community Development Director and City Attorney,
within one (1) year of this approval.
3. This approval shall not be effective for any purposes until the permittee and
the owners of the property involved have filed at the office of the Planning
Division of the Community Development Department their affidavits stating
that they are aware of, and agree to accept, all of the conditions of this
grant. The Lot Line Adjustment shall be recorded, and proof of recordation
shall be submitted to the Community Development Department.
Page 5 of 7 PC RES 26-05
4. Prepayment of all taxes as required California Government Code Section
66412 and any fees required by the City shall be evidenced prior to
recordation of the Certificate of Compliance.
5. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this grant and any law, statute,
ordinance, or other regulation applicable to any development or activity
on the subject property. Failure of the permittee to cease any
development or activity not in full compliance shall be a violation of these
conditions.
6. To the extent permitted by law, Permittee shall defend, indemnify and hold
harmless the City of Hermosa Beach, its City Council, its officers, employees
and agents (the “indemnified parties”) from and against any claim, action,
or proceeding brought by a third party against the indemnified parties and
the applicant to attack, set aside, or void any permit or approval for this
project authorized by the City, including (without limitation) reimbursing the
City its actual attorney’s fees and costs in defense of the litigation. The City
may, in its sole discretion, elect to defend any such action with attorneys of
its choice. The permittee shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although
the permittee is the real party in interest in an action, the City may, at its
sole discretion, participate at its own expense in the defense of the action,
but such participation shall not relieve the permittee of any obligation
under this condition.
SECTION 5. Based on the foregoing, the Planning Commission hereby approves the subject Variance (VAR 25-03) permitting substandard minimum lot
sizes created by LLA 25-02. The approved Variance shall be subject to the
following Conditions of Approval:
1. The approved Variance shall be executed as described in the proposed
legal descriptions and as shown in Exhibits A attached to this Resolution,
which is incorporated herein by reference. 2. No demolition permit shall be issued for the structures on the existing
property addressed as 1244 2nd Street until the Planning Division has
approved plans for a new single-family residence on either of the newly
reconfigured lots (Lot C or Lot D).
3. This approval shall not be effective for any purposes until the permittee and
Page 6 of 7 PC RES 26-05
the owners of the property involved have filed at the office of the Planning
Division of the Community Development Department their affidavits stating
that they are aware of, and agree to accept, all of the conditions of this
grant. The Variance shall be recorded, and proof of recordation shall be
submitted to the Community Development Department.
4. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this grant and any law, statute,
ordinance, or other regulation applicable to any development or activity
on the subject property. Failure of the permittee to cease any
development or activity not in full compliance shall be a violation of these
conditions.
5. To the extent permitted by law, Permittee shall defend, indemnify and hold
harmless the City of Hermosa Beach, its City Council, its officers, employees
and agents (the “indemnified parties”) from and against any claim, action,
or proceeding brought by a third party against the indemnified parties and
the applicant to attack, set aside, or void any permit or approval for this
project authorized by the City, including (without limitation) reimbursing the
City its actual attorney’s fees and costs in defense of the litigation. The City
may, in its sole discretion, elect to defend any such action with attorneys of
its choice. The permittee shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any
claim or action brought against the City because of this permit. Although
the permittee is the real party in interest in an action, the City may, at its
sole discretion, participate at its own expense in the defense of the action,
but such participation shall not relieve the permittee of any obligation
under this condition. SECTION 6. Each of the above conditions is separately enforced, and if one
of the conditions of approval is found to be invalid by a court of law, all the other
conditions shall remain valid and enforceable.
SECTION 7. The Planning Commission finds that the project is Categorically
Exempt from the California Environmental Quality Act pursuant to a Class 5
Section 15305 Categorical Exemption for Minor Alterations in Land Use Limitations,
as the project consists of a Variance and minor Lot Line Adjustment not resulting in the creation of any new parcel, in an area with an average slope of less than
20 percent, and does not result in any changes to land use or density. Moreover,
none of the exceptions to the Categorical Exemptions apply. The project is not
located in a particularly sensitive environment such that the project may impact
an environmental resource of hazardous or critical concern, nor will the project
result in a significant cumulative impact of successive projects of the same type
in the same place over time, or have a significant effect on the environment due
Page 7 of 7 PC RES 26-05
to unusual circumstances, or damage a scenic highway or scenic resources
within a state scenic highway. The site is not located on a hazardous waste site
and will not cause a substantial adverse change in the significance of a historical
resource.
SECTION 8. Pursuant to the Code of Civil Procedure Section 1094.6, any
legal challenge to the decision of the Planning Commission, after a formal appeal
to the City Council, must be made within 90 days after the final decision by the
City Council.
PASSED, APPROVED, and ADOPTED on this 17th of March 2026.
______________________________________________________________________________
AYES: CHAIRPERSON IZANT, VICE CHAIRPERSON FLAHERTY, and
COMMISSIONERS MCNALLY and HIRSH
NOES: COMMISSIONER HOFFMAN
ABSTAIN: NONE
ABSENT: NONE
CERTIFICATION
I hereby certify the foregoing PC Resolution 26-05 is a true and complete
record of the action taken by the Planning Commission of the City of Hermosa
Beach, California, at its regular meeting of March 17, 2026.
Stephen Izant Alison Becker
Chairperson Secretary
Date
Stephen Izant (Apr 1, 2026 16:47:04 PDT)
Stephen Izant (Apr 1, 2026 16:47:04 PDT)
01/04/2026
Alison Becker (Apr 2, 2026 14:46:28 PDT)
Resolution 26-05 (1244 2nd Street).docx
Final Audit Report 2026-04-02
Created:2026-04-01
By:Holly Honma (hhonma@hermosabeach.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAiYQQBbkYTyrQxYZ-rFwaGdWXlGwwqAxt
"Resolution 26-05 (1244 2nd Street).docx" History
Document created by Holly Honma (hhonma@hermosabeach.gov)
2026-04-01 - 11:04:52 PM GMT
Document emailed to Stephen Izant (sizant@hermosabeach.gov) for signature
2026-04-01 - 11:04:56 PM GMT
Email viewed by Stephen Izant (sizant@hermosabeach.gov)
2026-04-01 - 11:45:59 PM GMT
Document e-signed by Stephen Izant (sizant@hermosabeach.gov)
Signature Date: 2026-04-01 - 11:47:04 PM GMT - Time Source: server
Document emailed to Alison Becker (abecker@hermosabeach.gov) for signature
2026-04-01 - 11:47:08 PM GMT
Email viewed by Alison Becker (abecker@hermosabeach.gov)
2026-04-02 - 9:46:14 PM GMT
Document e-signed by Alison Becker (abecker@hermosabeach.gov)
Signature Date: 2026-04-02 - 9:46:28 PM GMT - Time Source: server
Agreement completed.
2026-04-02 - 9:46:28 PM GMT