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HomeMy WebLinkAboutBZA 154-456RESOLUTION B.Z.A. 154-456 A RESOLUTION OF THE BOARD OF ZONING ADJUSTMENTS OF THE CITY OF HERMOSA BEACH GRANTING PARTS 1, 2, 3, AND 4; _AND_-_DEN1:ING::PART lA OF VARIANCE ON PROPERTY LOCATED AT 235 -30TH STREET, HERMOSA BEACH, CALIFORNIA. WHEREAS, the Board of Zoning Adjustments of the City of Hermosa Beach at public he~rings held on February 1 and April 5, 1982, in the Councfl Chambers of the City Hall, considered the request of Mr. and Mrs. John Nylund for variance requests as stated herein, on property legally described as Lot 11, Block 116, Shakespeare Tract; and WHEREAS, at the February 1, 1982 ,public hearing, the applicants' archi- tect agreed to revise the lot coverage and height downward as much as possible while still allowing a reasonable addition, and a continuance was granted; and WHEREAS, at the public hearing held on April 5, 1982, revised plans were submitted with the, following requests: 1) to add more than 40% to an existing single family residence with nonconforming front and side- yard setbacks and to maintain the same setbacks with the addition; lA) to encroach · a , second level, balc:0ny to within 8 11 of the front prop- erty line; 2) to increase the lot coverage from 65.5% to 69.05%; 3) to provide at the front in the required sideyard over 4' high and proposed to be other than solid concrete construction; 4) to exceed the allow- able height of 25' by 14" with an open pipe railing only; and WHEREAS, at said public hearing, the applicants stated ithat they have made certain revisions in their plans since the earlier hearing; i.e., the second bedroom with overhang has been reduced by 50%; the pitch of the roof has been brought into conformity with the height limit, the second fireplace on the side of the building has been eliminated in an effort to decrease the blockage of view to surrounding neighbors; and WHEREAS, at said public hearing, four letters were submitted from neighboring property owners supporting the request; and WHEREAS, at said public hearing, one neighbor spoke in opposition to the request; and WHEREAS, after due consideration, it is the opinion of the Board of Zoning Adjustments that requests 1, 2, and 3 are justified for the following reasons: 1. That there are exceptional or extraordinary circumstances or condi- tions applicable to the property involved because the building was built in 1925 which predates existing Code; the construction of a second story, to be practical, must take into account the existing first story walls which this project does for the most part; reas- onable physical design of the second story is made more reasonable by a small overhang into the alley at the second story level. 2. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, and denied to the property in question because these variances are required for a normal and reasonable construction of a second story on the property; similar variances have been granted in the same vicinity and zone to accomplish the same purpose. -Continued - ·" I RESOLUTION B.Z.A. 154-456 235 -30TH STREET PAGE 2 3. That the granting of such variance will not be materially detri- mental to the public welfare or injurious to the property or improvements in such vicinity and zone in which the property is located because access to the property by fire and safety officials is not diminished; there is no substantial impairment of light or air circulation in the neighborhood; the increased percentage of lot coverage is roughly minor in nature and consists of an overhang so that it is actually open underneath; the stairs to be constructed would .be of fire-resistive nature; and four letters were submitted in favor of the proposed variances. 4. That the granting of such variance will not adverse affect the com- prehensive General Plan because the use of the structure remains R-1. AYES: Comms. DeBellis, Ebey, Merrill, Chmn. Moore NOES: None ABSENT: Comms. Cutler, Toth, Williams WHEREAS, after due consideration, it is the opinion of the Board of Zon- ing Adjustments that request No. 4 is justified, subject to the condition that the spa railing is to remain at least as open to view through the structure as it will be when first built, for the following reasons: 1. That there are exceptional or extraordinary circumstances or condi- tions applicable to the property involved because the variance is very minor being 14 inches of open construction and does not affect air circulation and has only a minor effect on view, and it is only roughly 15 ft. along the side elevation of the lot. Findings 2, 3, and 4 to remain the same as for Variances 1, 2, and 3. AYES: Comms. DeBellis, Merrill, Chmn. Moore NOES: Comm. Ebey ABSENT: Comms. Cutler, Toth, Williams WHEREAS, after due consideration, it is the opinion of the Board of Zon- ing Adjustments:. that the request for the second level balcony into the front setback, request #lA, is not justified as it is not necessary in order to accomplish the addition. AYES: Comms. DeBellis, Merrill NOES: Comms. Ebey, Chmn. Moore ABSENT: Comms. Cutler, Toth, Williams CERTIFICATION I hereby certify that the foregoing Resolution BZA 154-456 was adopted by the Board of Zoning Adjustments at a regular meeting held on the 5th day of April, 1982. GEORGE MERRILL, ACTING SECRETARY