HomeMy WebLinkAboutPC Res 1419 - 1986-08-06
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RESOLUTION NUMBER 1419
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF SEAL BEACH APPROVING VARIANCE 8-86 TO ALLOW SLIGHTLY
REDUCED INTERIOR GARAGE DIMENSIONS, IN CONJUNCTION WITH A
TWO-STORY ADDITION THAT WOULD RESULT IN THE CONVERSION OF A
SINGLE-FAMILY RESIDENCE INTO A DUPLEX, (1201 Electric
Avenue)
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
WHEREAS, an application for Variance 8-86 was duly filed by
Roger and Geraldine West on April 30, 1986; and
WHEREAS, a duly noticed public hearing was held on June 4, 1986;
and
WHEREAS, the subject 6,730 sq. ft. site consists of two parcels,
located at the northeast corner of 12th Street and
Electric Avenue, with 61.18 feet of frontage along
Electric Avenue and 110 feet of frontage along 12th
Street and 61.18 feet of frontage along a 15 ft. wide
alley at the rear of the property; and
WHEREAS, the subject property currently contains one single-
family dwelling and a swimming pool located in the rear
yard; and
WHEREAS, the subject property is zoned R.H.D. (Residential High
Density) which limits density to one dwelling unit per
2178 sq. ft. of lot area, thereby allowing for
development of two dwelling units on the subject
parcel; and
WHEREAS, the surrounding land uses and zoning are as follows:
North, South and West - A mixture of single-family and
multi-family residences within the R.H.D. Zone
East - A mixture of single-family and multi-family
residences within the R.H.D. and R.M.D. (Residential
Medium Density) Zones; and
WHEREAS, the existing swimming pool encroaches into the side and
rear yard setbacks; and
WHEREAS, the existing stairway entry encroaches one foot into
the 12th Street site yard setback; and
WHEREAS, the applicants are specifically requesting the addition
of approximately 1,250 sq. ft. to an existing home to
convert same to a duplex with four garages--the
addition to include a second story two-bedroom, two-
bath dwelling unit; and
WHEREAS,
the two additional garage spaces
the City's off-street parking
spaces for two units; and
proposed would meet
requirement of four
WHEREAS, the applicant's proposed two-story addition would
encroach 4.88 feet into the 12th Street side yard
setback (resting 4.3 feet from the side property line);
and
WHEREAS, the applicant's proposed remodel of the existing garage
and creation of four ground level garage spaces would
utilize substandard interior garage dimensions of 8.5
feet in width and 19.5 feet in depth; and
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Resolution #1419
Page 2
WHEREAS, the Planning Commission agreed with staff's
recommendation to provide a 12th Street side yard
setback of at least 4.68 feet, which is the same
limitation which would be imposed if the subject site
was developed with a single unit on each lot; and
WHEREAS, the Planning Commission determined that it would be
unreasonable to require the applicant to construct the
two-story addifion closer to the existing pool, in
order to meet the 4.68 ft. setback from 12th Street;
and
WHEREAS, the Planning Commission determined that the best
overall design approach would necessitate the use of
slightly substandard interior garage dimensions; and
WHEREAS, the Planning Commission makes the following findings:
1. The use of slightly substandard interior garage
dimensions, in this instance, would not adversely
affect the General Plan.
2. Because of the special circumstances applicable to
this property, including size, shape and the
manner in which it is currently improved, the
strict application of the Zoning Ordinance would
deprive the applicant of privileges enjoyed by
other property owners in the same vicinity and
zone, but which are not affected by such physical
constraints.
3. The granting of this variance does not constitute
a special privilege inconsistent with limitations
upon the other properties in the same vicinity and
zone. The use of slightly undersized interior
garage dimensions is only part of a comprehensive
solution to the problems involved with the
proposed creation of a duplex from an existing
single-family residence. Based on the unusual
circumstances of this property, this was deemed to
be the most satisfactory method of achieving
maximum feasible compliance with the various
development standards affecting this proposal,
without detriment to neighboring properties and
without depriving the property owner of his right
to develop two dwelling units, in accordance with
the requirements of the Municipal Code.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does
hereby approve Variance 8-86 subject to the following conditions:
1. That the two lots be merged into one, by merger or by parcel
map, as required by the City Engineer.
2. That modified plans be submitted to City Staff for approval
which provide: a) A minimum setback of 4.68 ft. along the
12th Street side property line; b) Interior garage
dimensions may be reduced slightly to achieve a 4.68 ft.
setback along 12th Street; c) The relocation of the trash
enclosure and existing fence so that a 45 degree line of
sight is maintained without any obstruction.
3. That any damaged driveway apron, cracked sidewalk or curb be
replaced to the satisfaction of the City Engineer.
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Resolution #1419
Page 3
4. That street trees shall be installed, as required by the
City Engineer.
PASSED, APPROVED AND ADOPTED by the Planning Commission of the
City of Seal Beach at a meeting thereof held on the nth day
of August 1 1986 by the following vote:
AYES:
Commissioners Covington. Jessner.J SUCJCJs
NOES:
Commissioners None
ABSENT:
Commissioners -p~rrin. Sharp-
ABSTAIN:
Commissioners
Commission