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MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS
HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON AUGUST
25, 1969, AT 7:30 P.M.
MEETING WAS CALLED TO ORDER AT 7:30 P.M.
ROLL CALL: Present -Conm. Mulfinger, Williams, Reeves
Absent -None
Adoption of Resolution B.Z.A. 154-1, Rules and Regulations for conducting
the business of the Board of Zoning Adj Lis tments.
Motion made by Conm. Williams, seconded by Conm. Mui finger, to adopt
Resolution B.Z.A. 154-1, accepting the rules and regulations as presented.
Motion carried unanimously.
Election of officers
Motion made by Comm. Williams, seconded by Conm. Mulfinger, to nominate
Conm. Reeves as chairman for the Board.
Motion made by Conm. Williams, seconded by Comm. Mui finger, to close the
nominations.
Motion to elect Comm. Reeves as chairman passed as foll0tts:
AYES:
NOES:
Conm. Mulfinger, Williams, Reeves
None
Motion made by Chairman Reeves, seconded by Conm. Mui finger, to nominate
Comm. Williams as vice chairman for the Board.
Motion made by Conwn. Williams, seconded by Conwn. Mulfinger, to close the
nominations.
Motion to elect Conm. Williams as vice chairman passed as foll0tts:
AYES:
NOES:
Comm. Mulfinger, Williams, Reeves
None
As provided for in B.Z.A. 154-1, Chairman Reeves appointed Comm.
Mulfinger as secretary for the Board.
Public Hearings
Application for a variance by Sharon Ben-Levi from requirements of
Section 404(2) of City Zoning Ordinance, as applied to lot 15, block
128, Shakespeare Tract, in R-1 zone, known as 429 Gould Avenue, in
order to extend an existing dwelling to the rear lot line, which abuts
an unused alley.
"'!
B.Z.A. Minutes Page 2 August 25, 1969
Conm. Hulfinger read to the Board the reconwnendations of the Building
Director.
Public hearing opened at 7:38 p.m.
Mike Ben-Levi, 429 Gould Avenue, Hermosa Beach, spoke for his application.
He stated that he had the only one-bedroom house on his block and wished
to add an additional bedroom by extending and enclosing the front porch
area. He further stated that two previous variances had been granted to
do the same thing he was asking to do.
Public hearing closed at 7:42 p.m.
Conmissioners all agreed that there seemed to be no problems involved
in granting this requested variance.
Motion made by Coom. Williams, seconded by Conrn. Mui finger, to grant the
request of Sharon Ben-Levi for a variance at 429 Gould Avenue. Motion
carried as follows:
AYES: Conrn. Mui finger, Williams, Reeves
NOES: None
Motion made by Conrn. Williams, seconded by Comm. Mulfinger, to adopt
Resolution B.Z.A. 154-2, granting variance to Sharon Ben-Levi on property
located at 429 Gould Avenue, in order to extend an existing dwelling to
the rear lot line, which abuts an unused alley. Reasons for granting
this request being:
I. In the past few years there have been two similar variances
granted within this same block; therefore, the granting of
said variance would not be granting the applicant a special
privilege not shared by others in the same vicinity.
2. The placing of a structure on the property 1 ine will still
leave more than the required open space for 1 ight and ventilation.
3. The granting of this variance will not be materially detrimental
to the pub) ic welfare or injurious to the property or improvements
in such vicinity and zone in which the property is located.
Motion carried as follows:
AYES:
NOES:
Convn. Hulfinger, Williams, Reeves
None
Application for a lot split by Kenneth Komick in order to create two
lots of three existing lots, on lots 8, 9, and 10, block 81, tract 2nd
Addition to Hermosa Beach, known as 1720 Ardmore Avenue.
Building Director explained to the Conmission that his office had not
received the required map showing what the applicant proposed to do. He
suggested, after consulting with Hr. Komick, that this matter be continued
to the next regular meeting.
B.Z.A. Minutes Page 3 August 25, 1969
Chairman Reeves opened the public hearing at 7:45 p.m.
Mr. Komick, the applicant, agreed to have his request continued in
order to give his engineer sufficient time to prepare a tentative
parcel map.
Motion made by Coom. Williams, seconded by Conm. Mui finger, to continue
this request by Kenneth Komick until the next regular meeting on
September 8, 1969. Motion carried as follows:
AYES: COlffll. Mui finger, Williams, Reeves
NOES: None
Application for a lot split by John H. Grimes in order to divide an
existing lot into two parcels, on a portion of Jot A, tract 1594, known
as 2900 Amby Court.
Conm. Mulfinger read to the Board 11embers the recoomendations of the
Building Director.
Public hearing opened at 7:50 p.m.
Mr. G. Weber, 2902 Amby Place, Hermosa Beach, stated he lived directly
opposite from the applicant and would like to hear exactly what Mr.
Grimes proposed to do with his lot.
Dr. H. Kurzrock, 869 9th Street, Manhattan Beach, wished to know the
size of the existing property. He was told it was over 20,000 square
feet.
Mr. L. Pearson, 2921 Braeholm Place, Hermosa Beach, stated that he lives
opposite the property in question and that he now has difficulty getting
in and out of his garage when cars are parked across the street. Building
Director assured him that the proposal of Mr. Grimes would help to re-
leave this problem.
Mr. Grimes, applicant, stated he intended to split off 4500 square feet
from the northwest corner of this property. He will build a small house
on this smaller lot and sell the larger lot. He proposed the house to
face onto Braeholm with garage entrance on 30th Street. He will have
one or two off-street parking spaces for visitors. He agreed with the
plan to dedicate the alley to the City. He also agreed to improve 75
feet on Braeholm. Braeholm Street will be 40 feet wide with parking on
both sides.
Mr. Pearson and Mr. Weber both agreed that this sounded like a good
request to them and that they were very much in favor of it.
Public hearing closed at 8:01 p.m.
Motion made by Conm. Mui finger, seconded by Comm. Williams, to grant
the request of John Grimes for a lot split at 2900 Amby Court. Motion
carried as follows:
B.Z.A. Minutes Page 4 August 25, 1969
AYES:
NOES:
Conwn. Hulfinger, Williams, Reeves
None
Motion made by Comm. Hulfinger, seconded by Conrn. Reeves, to adopt
Resolution B.Z.A. 154-3, granting a lot split to John H. Grimes on
property located at 2900 Amby Court for the fo11owi'ng reasons:
I. The criteria for the division of a lot into two parcels as
set forth in Section 1224 of the Zoning Ordinance N.S. 154
has been comp1 ied with.
2. The granting of this lot split will not be materially detrimental
to the public welfare or injurious to the property or improvement
in such vicinity and zone in which the property is located.
This granting to be subject to the following conditions:
1. Grant street portion to City as shown on Parcel Hap.
2. Establish 5-foot front yard set back on 30th Street.
3. Provide curb, gutters, and sidewalks from easterly end of
dedication to northeasterly corner of parcel 2 when parcel
2 is developed.
4. Submit final Parcel Map to the Public Works Director for
approval; record lot split as prescribed by the subdivision
regulations.
Motion carried as follows:
AYES: Conwn. Hui finger, Williams, Reeves
NOES: None
C011111. Hulfinger read to the Board a memo from the City Clerk regarding
use of the display space provided in foyer of the Council Chambers.
Motion made by Co11111. Mui finger, seconded by Co11111. Williams, to adjourn
the meeting to the next regularly scheduled meeting. Motion carried
unanimously.
Meeting adjourned at 8:06 p.m.
NORN REEVES, CHAIRMAN DICK HULFINGER,SEETARY
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS
HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON SEPTEMBER
8, 1969, AT 7:30 P.H.
MEETING WAS CALLED TO ORDER AT 7:33 P.H.
ROLL CALL: Present -Convn. Mui finger, Williams, Reeves
Absent -None
Motion made by Comm. Mulfinger, seconded by Conm. Williams, to approve
the minutes of the regular meeting of August 25, 1969, as submitted.
Motion carried unanimously.
Continued Pub l ic Hearing
Application for a lot split by Kenneth Komick in order to create two
lots of three existing lots, on lots 8, 9, & 10, block 81, 2nd Addition
to Hermosa Beach, known as 1720 Ardmore Avenue.
This hearing was continued from the meeting of August 25, 1969, to allow
the applicant time to prepare a tentative map.
Convn. Mulfinger read to the Board the reconmendations of the Building
Director. Building Director stated that the tentative map had been
received by his department.
Public hearing opened at 7:35 p.m.
Kenneth Komick, applicant, explained to the Board that he wished to
construct 71 units on this property, if the lot split is granted. Comm.
Williams asked Mr. Komick if he foresees any problems, and the applicant
stated he did not.
Building Director stated he had spoken with the Director of Public Works
and that department had given approval of the proposal. He further
stated that the 71 units would only cover 51 percent of the total area.
The applicant would be required to have a five-foot setback on Ardmore.
If this lot split is granted by the Board, Mr. Komick would break ground
next week.
Public hearing closed at 7:42 p.m.
Motion made by Conm. Williams, seconded by Comm. Mui finger, to grant
a lot split to Kenneth Komick on property located at 1720 Ardmore.
Motion car.r i ed unanimous I y.
Motion made by Comm. Williams, seconded by Comm. Mui finger, to adopt
Resolution B.Z.A. 154-4, granting a lot split to Kenneth Komick in
order to create two lots of three existing lots on lots 8, 9, & 10 of
block 81, 2nd Addition to Hermosa Beach, known as 1720 Ardmore Avenue.
B.Z.A. Minutes Page 2 September 8, 1969
Reasons for granting lot split:
l. The criteria for the division of three lots into two parcels
as set forth in Section 1224 of the Zoning Ordinance N.S. 154
has been complied with.
2. This request is really for a re-alignment rather than a lot
split creating new lots. Actually it is eliminating one lot
of record and increasing lot sizes.
3. The granting of this lot split 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 I ocated.
This granting to be subject to the following condition:
I. Submit final parcel map to the Public Works Director for
approval; record fot split as prescribed by the subdivision
regulations.
Motion carried as follows:
AYES: Co111n. Mulfinger, Williams, Reeves
NOES: None
Motion made by Coovn. Williams, seconded by Comm. Mui finger, to adjourn
the meeting to the next regularly scheduled meeting. Motion carried
unanimously.
Meeting adjourned at 7:46 p.m.
Norman Reeves, Chairman Dick Mulfinger, Secretary
I
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON OCTOBER 27, 1969, AT
7:30 P.M.
MEETING WAS CALLED TO ORDER AT 7:32 p.m.
ROLL CALL: Present -Comm. Ostermann, Williams, Reeves
Absent -None
Motion made by Comm. Reeves, seconded by Comm. Williams, to approve the
minutes of the regular meeting of September 8, 1969, as submitted. Motion
carried unanimously.
New Public Hearings
Application for a variance at 1400 Hermosa Avenue by Santa Monica Bank
in order to permit front set back of 7 1 on ground floor and 5 1 on 1st and
2nd floors in I ieu of required 10 1 set back. Rear yard set back of I 1
from new established property 1 ine at rear of property, which will be 5'
from existing rear property 1 ine (northeast corner of 14th Street &
Hermosa Avenue).
Building Director explained to the Board that the Planning Commission had
recommended to the City Council a change of zone for this property from
C-2 to R-3. The City Council would adopt this change of zone within two
weeks.
Public hearing opened at 7:35 p.m. Val Howard, 800 Manhattan Beach Blvd.,
Manhattan Beach, came forward to speak for the owners in escrON. He
stated that there would be 12 apartments with 21 off-street parking spaces.
He showed the Board a rendering of what the block could look 1 ike if
developed similar to what he proposed.
Public hearing closed at 7:42 p.m.
Comm. Williams read into the record the recommendations of the City
Planner to grant the request with the provision that five feet be dedicated
at the rear property 1 ine to the City for future alley widening. Mr.
Howard stated that he had agreed to the five foot dedication.
Comm. Reeves stated that this seemed to be a reasonable request. He
pointed out to the Board that C-2 had not worked in this area in the
past; and that with the plans for the Biltmore development, this R-3
area would fit in nicely.
Motion made by Comm. Williams, seconded by Comm. Reeves, to grant a vari-
ance to Santa Monica Bank on property located at 1400 Hermosa Avenue.
Motion carried unanimously.
Motion made by Comm. Williams, seconded by Convn. Reeves, to adopt Resolution
B.Z.A. 154-5, granting a variance to Santa Monica Bank in order to permit
front set back of 7 1 on ground floor and 5 1 on 1st and 2nd floors in I ieu
of required JO' set back. Rear yard set back of 1 1 from new established
property I ine at rear of property which will be 5 1 from existing rear pro-
perty 1 ine, on lots 1 & 2, block 33, Hermosa Beach tract, knONn as 1400
Hermosa Avenue.
B.Z.A. Minutes Page 2 October 27, 1969
Reason for granting variance:
1. This request for variance is based on the recommendation of the
Planning Commission when they granted a change of zone on said
property from C-2 to R-3 and the adjoining properties to the
north to 16th Street east side of Hermosa Avenue from C-2 to
R-3 potential.
2. It was the consensus of the members of the Planning Commission
that the new proposed front and rear set backs would be more
practical and afford better development on this property and
for any future development of the adjoining properties.
3. The granting of this variance will not be materially detrimental
to the pub! ic welfare or injurious to the property or improvements
in such vicinity and zone in which the property is located.
Motion carried as follows:
AYES: Convn. Ostermann, Williams, Reeves
NOES: None
Application for a variance at 1281 14th Street by Mr. & Mrs. Gary J.
Chance in order to add to an existing single-family residence two bedrooms,
each 10 1 by 16 1 and an off-street parking stall, 8 1 511 by 20 1 in 1 ieu of
a required enclosed garage.
Public hearing opened at 7:40 p.m. Gary J. Chance, 1281 14th Street,
Hermosa Beach, came forward to answer questions asked by the Board. Building
Director explained that a permit was issued to the applicant to add on
two bedrooms. Just before the work was completed on the addition, it was
discovered that the applicant had nonconforming parking on his property, as
he did not have a garage.
Pub! ic hearing closed at 7:44 p.m.
Comm. Williams read to the Commission the recommendations of the Building
Di rector.
Motion made by Comm. Williams, seconded by Comm. Ostermann, to grant a vari-
ance to Mr. & Mrs. Gary J. Chance on property located at 1281 14th Street,
Hermosa Beach. Motion carried unanimously.
Motion made by Comm. Ostermann, seconded by Comm. Williams, to adopt Resolu-
tion B.Z.A. 154-6, granting a variance to Mr. & Mrs. Gary J. Chance in
order to add to an existing single-family residence two bedrooms, each 10 1
by 16 1 and an off-street parking stall 8 1 511 by 20 1 in lieu of a required
enclosed garage, on property located at 1281 14th Street, Hermosa Beach.
B.Z.A. Minutes Page 3 October 27, 1969
Reasons for granting the request:
1. The existing single-family residence is so located on the lot that
in order to provide garage facilities it would entail relocating
the structure.
2. Normally the adding of bedrooms does not increase the parking
problems.
3. The adding of the off-street parking stall will provide facilities
that presently do not exist.
4. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in
the inmediate area.
Motion carried as follows:
AYES: Comm. Ostermann, Williams, Reeves
NOES: None
Application for a variance at 330 24th Street by George & Caroline Hall
in order to add to an existing duplex at second floor level a living room
22 feet by 19 feet 6 inches. Request to leave an existing cabana having
nonconforming westerly side yard varying from 0.85 feet to 0.45 feet and
O foot set back at rear property I ine in 1 ieu of required 3 foot for side
and rear yard.
Public hearing opened at 8:00 p.m. George Hall, 330 24th Street, Hermosa
Beach, came forward to speak for his request. He stated that he would
1 ike to add a second floor 1 iving room to his residence. The cabana,
which makes the residence nonconforming, had been there when he purchased
the house 11 years ago.
Public hearing closed at 8:03 p.m.
The Building Director explained to the Board that it would work an undue
hardship on Mr. Hall if he was forced to remove the brick wall and fire-
place which made up the nonconforming side yard wall of the cabana. He
stated that the residence was in good condition and the addition would
enhance the residence.
Motion made by Comm. Williams, seconded by Comm. Reeves, to grant a vari-
ance to Mr. & Mrs. George Hall on property located at 330 24th Street.
Motion carried unanimously.
Motion made by Comm. Williams, seconded by Comm. Reeves, to adopt resolu-
tion B.Z.A. 154-7, granting a variance to Mr. & Mrs. George Hall in order
to add to an existing duplex at second floor level, living room 22 feet
by 19 feet 6 inches. Also to leave an existing cabana having nonconforming
westerly side yard varying from 0.85 feet to 0.45 feet and O foot set back
at rear property 1 ine in lieu of required 3 foot for side and rear yard.
B.Z.A. Minutes Page 4 October 27, 1969
Reason for granting of variance:
I. It was disclosed that this structure had been there for many
years and in no way interferred with adjoining properties for
lack of I ight, ventilation or access.
2. Said cabana is used only as an accessory building for the main
building and not for general I iving or sleeping use.
3. The relocation of the exterior wall and fireplace would create
an undue hardship for the owner and not serve any real purpose
for said property or the adjoining property.
4. The granting of this variance will not be materially detrimental
to the public welfare or injurious to the adjoining property or
property and improvements in the immediate vicinity.
5. The main building appears to have been well maintained and is in
good condition -the addition would be an asset to said property
as well as to the properties within the area.
This granting to be subject to the following conditions:
1. A building permit be taken out for said cabana.
2. The necessary building, plumbing and electrical corrections
be made to comply with the building codes of the City.
3. The exterior easterly wall of the cabana be relocated so there
will be a minimum of three feet from said side yard.
Motion carried as follows:
AYES:
NOES:
Comm. Ostermann, Williams, Reeves
None
Application for a variance at 2907 Hermosa Avenue by Mr. & Mrs. David
Lagan, Jr., in order to erect a single-family residence having a six
foot side yard on north property 1 ine and a four foot side yard on the
south property line in lieu of the five foot side yard required.
Public hearing opened at 8:07 p.m. Mr. David Lagan, Jr., 2515 Hermosa
Avenue, Hermosa Beach, came forward to speak for his request. He stated
he owns property in Hermosa Beach and now wishes to build his own home
at 2907 Hermosa Avenue. He stated the reason for his request was to
allow his neighbor to the north sufficient room to enter his house (neigh-
bor's stairs encroach into appl icant 1 s property).
Building Director read to the Board a letter from Hugo Lizza, 2721 Strand,
Hermosa Beach, supporting Mr. Lagan's request.
Mr. Lagan stated that his single-family dwelling would have 11,000 square
feet and a four car garage.
B.Z.A. Minutes Page 5 October 27, 1969
Public hearing closed at 8:15 p.m.
Motion made by Comm. Reeves, seconded by Comm. Williams, to grant a variance
to Mr. & Mrs. David Lagan, Jr. on property located at 2907 Hermosa Avenue.
Motion carried unanimously.
Motion made by Comm. Reeves, seconded by Comm. Ostermann, to adopt Resolution
B.Z.A. 154-8, granting a variance to Mr. & Mrs. David Lagan, Jr., in order
to erect a single-family residence having a six foot side yard on north pro-
perty line and a four foot side yard on the south property 1 ine in 1 ieu of
the five foot required on property located at 2907 Hermosa A~enue, Hermosa
Beach.
Reason for granting variance:
1. A recent survey of said property shows on the north side yard an
encroachment from the adjoining property of concrete stairs and
1 anding varying from 18 inches to 24 inches. If these stairs and
landing were removed, it would create an extreme hardship on the
adjoining property.
2. Allowing a four foot set back on the south side yard would not be
giving this owner any special privilege because practically all of
the buildings located in this area only have a three foot side yard.
3. The new side yard set back of six feet on the north side would allow
better access, light and ventilation for both properties.
4. The establishing of a new four foot side yard on the south side in
1 ieu of the required five foot would in no way be materially detri-
mental to the adjoining property or improvements, and would still
afford greater access, 1 ight and ventilation than are enjoyed by
the majority of the properties within the immediate area.
5. The granting of such variance will not adversely affect the com-
prehensive general plan.
Motion carried as follows:
AYES: Comm. Ostermann, Williams, Reeves
NOES: None
Motion made by Comm. Williams, seconded by Comm. Ostermann, to adjourn the
meeting to the next regularly scheduled meeting. Motion carried unanimously.
Meeting adjourned at 8:19 p.m.
k~ No man Reeves, Chairman
MINUTES OF REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON NOVEMBER 24, 1969, AT
7:30 P.M.
MEETING WAS CALLED TO ORDER AT 7:30 P.M.
ROLL CALL: Present -Comm. Ostermann, Wil Iiams, Reeves
Absent -None
Motion made by Comm. Reeves, seconded by Comm. Williams to approve the
minutes of the regular meeting of October 27, 1969 as submitted. Motion
carried unanimously.
New Pub) le Hearings
Application for a lot split and realignment of lots by the City of Hermosa
Beach on property located at approximately 406 Pacific Coast Highway and
owned by Everett M. Gregory. This request would be to divide the easterly
32 feet of lot 3 from the westerly 16 feet of lot. Easterly 32 feet would
then be purchased by City for alley extension and widening. Westerly 16
feet would be combined with lots I and 2, which adjoin lot 3, thus creating
one I arge lot.
Commissioner Williams read into the record memo dated October 31, 1969
from City Manager recommending approval of lot split and realignment.
Building Director presented Board with tentative parcel map prepared
by the Public Works Director.
Pub) ic hearing opened at 7:37 p.m. Mr. E. M. Gregory, owner of this
property was not present.
Public hearing closed at 7:43 p.m.
Commissioner Ostermann asked Building Director what the zoning classification
is on the property involved. Mr. Trott informed him that it is C-3.
Motion made by Comm. Williams, seconded by Comm. Reeves, to grant a lot split
to the City of Hermosa Beach on property owned by E.M. Gregory and located
at 406 Pacific Coast Highway.
Motion carried unanimously.
Motion made by Comm. Williams, seconded by Comm. Reeves, to adopt Resolution
B.Z.A. 154-9, granting a lot split to the City of Hermosa on property owned
by E.M. Gregory and located at 406 Pacific Coast Highway, in order to permit
the division of a lot with the easterly 32 feet separated into one parcel
and the westerly 16 feet being adjoined to two existing adjoining lots-thus
creating one lot.
Reason for granting lot split:
1. By purchasing the easterly 32 feet of this lot 3, the City will
be able to extend the alley to Fourth Street, thus making the
existing alley more usable to commercial and residential
properties that abut said alley.
2 . It v-1ould be to the best interest of both the City and the property
owner to add the remainder of lot 3, which consists of the westerly
______,,-
(
B.Z.A. Minute:. Page 2 November 24, 1969
16 feet, to lots I and 2.
3. The granting of this lot split will not be materially detrimental
to the public welfare or injurious to the property or improvements
within the immediate area.
This granting to be subject to the following condition:
I. The Publir, Works Director prepare a final parcel map; record
split as prescribed by the subdivision regulations.
Motion carried as follows:
AYES: Comm. Ostermann, Williams, Reeves
NOES; None
Motion made by Comm. Reeves, seconded by Comm. Williams to adjourn the
meeting to the next regularly scheduled meeting. Motion carried unanimously.
Meeting adjourned at 7:43 p.m.
N fma n Reeves, Chairman Dickwif f iams, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON DECEMBER 8, 1969 AT 7:30 P.M.
MEETING WAS CALLED TO ORDER AT 7:30 P.M.
ROLL CALL: Present -Comm. Ostermann, Williams, Reeves
Absent -None
Motion made by Comm. Reeves, seconded by Comm. Williams to approve the minutes
of the regular meeting of November 24, 1969, as submitted.
Motion carried unanimously.
NEW PUBLIC HEARINGS:
Application for a variance at 1132 3rd Street by Miguel A. Gonzalez in order to
permit the addition of 132 square feet to an existing utility room which is at-
tached to an existing single-family residence; said residence having no garage
or offstreet parking facilities, in I ieu of required one-car garage.
Public hearing opened at 7:31 p.m. Mr. and Mrs. Miguel Gonzalez were present
and appeared before the Board, together with Mr. Cecil Wade who tra~slated for
them. With the aid of a sketch, Mr. Wade asked them if they understood the con-
ditions if the variance were granted, that is, that they would remove the
existing utility room and replace it with a room that would meet present day
building, electrical, and plumbing requirements. He also asked them if they
understood that a small nonconforming shed located on the rear property line
would have to be removed entirely. They assured him that they understood the
conditions and would comply.
Pub! ic hearing closed at 7:37 p.m.
Commissioner Williams read into the record the recommendation of Building
Director, Mr. Bud Trott that the request be granted with the provision that the
existing utility room be removed and replace with one meeting current building,
electrical, and plumbing codes, and that the shed on the rear of the property
line be removed entirely.
Motion was made by Comm. Williams, seconded by Comm. Reeves to grant a variance
to Miguel A. Gonzalez on property located at 1132 3rd Street. Motion carried
unanimously.
Motion made by Comm. Williams, seconded by Comm. Reeves, to adopt Resolution
B.Z.A. 154-10, granting a variance to Miguel A. Gonzalez from the off-street
parking requirements to allow addition of 132 square feet to an existing
utility room attached to an exist in~ single-family residence, said residence
having no garage or off-street parking facilities, upon property located at
1132 Third Street, Hermosa Beach, California.
Reasons for granting variance:
1. The small additional floor area would not create any additional
parking problems.
2. To require a parking space or garage would create an undue hardship
on the property owner.
/
B.Z.A. MINUTES
PAGE 2
DECEMBER 8, I 969
3 . The granting of this variance would not be detrimental to the
public welfare or injurious to the property or improvements in
the immediate area.
Motion carried as follows:
AYES: Comm. Williams, Ostermann, Reeves
NOES: None
Application for a variance at 1217 Sixth Street by Lee and Carol Moore, Jr.
in order to permit a cabana 19 feet by 9 feet to be erected 3 feet from side
property 1 ine in 1 ieu of required 4 feet.
Public hearing opened at 7:41 p.m. Mr. Lee Moore, Jr. came forward to answer
questions from the Board. Mr. Moore explained that the contractor had misread
the code and the cabana had already been erected 1 foot closer to the property
1 ine than ordinarily allowed. Mr. Trott further clarified the situation to
the Board,
Public Hearing closed at 7:45 p.m.
Commissioner Williams read into the record the recommendation of Building
Director to grant the variance.
A Motion was made by Comm. Williams, seconded by Comm. Reeves, to grant a
variance to Mr. and Mrs. Lee Moore, Jr. to erect a cabana on property owned by
them at 1217 Sixth Street. Motion carried unanimously.
A Motion was made by Commissioner Williams, seconded by Commissioner Reeves to
adopt Resolution B.Z.A.-11, granting a variance to Lee Moore, Jr. and Carol Ann
Moore on property at 1217 6th Street.
Reasons for granting variance:
I. Allowing a 3 foot side yard in order to erect a cabana would not be giving
this owner any special privilege because the majority of the buildings lo-
cated in this immediate area only have a 3 foot side yard.
2. The set back of three feet will afford ample 1 ight and ventilation for said
property.
3. The granting of this variance will not be materially detrimental to the
property or improvements in the vicinity and zone in which the property is
1 ocated.
Motion carried as follows:
AYES:
NOES:
Commissioner Williams, Ostermann, Reeves
None
B.Z.A. MINUTES
PAGE 3
DECEMBER 8, 1969
Application of Bruce and Pauline Gobel for a variance in order to convert a
downstairs commercial store front into a two-bedroom apartment, existing
structure covering more than 75 percent of the ground area, having nonconforming
side yards. Zero foot set back in I ieu of required 3 feet, also to maintain
existing 3-car garage without garage doors.
Mr. Trott, Build~ng Director, explained the proposed changes from a blueprint.
He stated that the parking would actually be improved.
Pub! ic hearing opened at 7:45. Mr. Bruce Gobel was present and came forward to
answer questions asked by the Board. Mr. Reeves asked how many square feet in
the building in question. Mr. Gobel answered that it had between 1100 and 1200.
Mr. Reeves asked how it was zoned. After being informed that it was zoned C-1,
he remarked that it would probably be better to rezone it R-3.
Public hearing closed at 7:55.
Commissioner Williams read into the record the recommendations of Building
Director that the variance be granted. A short discussion followed as to the
feasibility of rezoning.
Motion made by Commissioner Reeves, seconded by Commissioner Williams to grant a
variance to Bruce and Pauline Gobel to convert a downstairs commercial storefront
into a two-bedroom apartment on property ONned by them at 20 22nd Street, Hermosa
Beach, California. Motion carried unanimously.
A motion was made by Commissioner Reeves, seconded by Commissioner Ostermann, to
adopt Resolution B.Z.A.-12 granting a variance to permit a downstairs commercial
storefront to be converted into a two-bedroom apartment, existing structure
covering more than 75 percent of the ground area, having nonconforming side
yards, Zero foot setback in 1 ieu of required 3 feet, also to maintain existing
3-car garage without garage doors.
Reasons for granting the request were read by Commissioner Williams:
1. This building is only ten years old and appears to have been
well maintained. At the time it was built, it complied with
all the zoning and building regulations of the City.
2. This building faces a 40-foot street on the front, a 20-foot alley
at the rear and a 10-foot alley on the easterly side. This pre-
vailing condition allows more than ample 1 ight and ventilation and
clearance from adjoining properties.
3. There now exists seven garages, three of which .do not have garage
doors. These garages supply more than ample off-street parking
for the four existing apartments and the one proposed.
4. The granting of this variance will not be materially detrimental to
the pub! ic welfare or injurious to the adjoining property or
properties and improvements in the immediate vicinity.
B.Z.A. MINUTES
PAGE 4
DECEMBER 8, 1969
5. The granting of this variance will not adversely affect the
comprehensive general plan.
Motion carried as follows:
AYES:
NOES:
Commissioner Williams, Ostermann, Reeves
None
A Motion was made by Commissioner Reeves that meeting be adjourned to January
12th, 1970 as no business is scheduled for the meeting which would ordinarily
be held December 22. Motion seconded by Commissioner Williams.
Motion carried unanimously.
d at 7:57 p.m.
Nqrma n Reeves, Ch a i rman
WL~J.~~,
Dick Wili ams, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON JANUARY 12, 1970 at 7:30 P.M.
MEETING CALLED TO ORDER at 7:32 p.m. with all Board Members present: Commissioners
Richard Williams, L.E. Ostermann, and Chairman Norman I. Reeves ..
AGENDA ITEM #1 -APPROVAL OF MINUTES.
A motion was made by Chairman Reeves, seconded by Comm. Williams, to approve the
minutes of the regular meeting of December 8, 1969, as submitted. Motion carried
unanimously.
AGENDA ITEM #2 -PUBLIC HEARINGS.
APPLICATION FOR VARIANCE BY VASEK POLAK: Secretary of the Board, Richard Williams,
read the application by Vasek Polak for a variance as follows: ''Application for a
variance at 199 Pacific Coast Highway, Hermosa Beach, California, Lot 93, Walter
Ransom Company's Venable Place Tract, by Vasek Polak. Applicant plans to erect a
two-story building consisting of a garage, a new car showroom, and office space to
be used in conjunction with existing car agency. The request is for a waiver on
parking requirements as set forth in zoning ordinance."
Commissioner Williams also read the recommendations by Building Director, Bud
Trott, for granting the variance.
Commissioner Reeves opened the public hearing at 7:36, and invited the applicant
to come forward and identify himself. Mr. Polak, after stating his name and ad-
dress, said the reason he was applying for the variance is because he needs to
make more room for offices, and to expand his showroom area and garage facilities.
Building Director, Bud Trott, pointed out from blue prints the changes that are
planned. Replying to a question from CorJllll. Reeves, Mr. Trott stated that the
fire door would be open at all times during business hours.
Mr. Vic Irons, Secretary of the Hermosa Beach Chamber of Commerce, appeared before
the Board to speak in favor of the variance. He said that he felt that another
foreign car agency would be an advantage to the eity, and anything the City could
do to assist the distributors (I ike Mr. Polak) would be in the best interests of
the Community. He also stated that the main complaint at a recent meeting of
the Beautification Committee was the wide differences in the height of the
buildings fronting on Pacific Coast Highway; therefore, the addition of a second
story on Mr. Polak's property would be one more step toward uniformity in height.
Mr. Guss A. Barks, 1217 Second, Hermosa Beach, a friend and neighbor of Mr.
Polak 1 s, spoke in favor of the variance. He said he felt that the proposed
expansion would improve the appearance of that section of Pacific Coast Highway,
and he felt there would be plenty of parking space.
Pub I ic hearing was closed at 7:45.
Co~m. Ostermann asked just where the City parking lot is located. Mr. Trott said
the City parking lot is right around the corner on Second Street.
B.Z.A. MINUTES
PAGE 2
JANUARY 12, 1970
Comm. Reeves said he felt that the planned improvement would fit right in with
the beautification effort of the city and might possibly inspire other property
owners to improve their property. He also mentioned that it would be another
step towards making Hermosa Beach a foreign car center and this would benefit
the city through the increased sales tax.
Mr. Trott stated that Mr. Polak is a man who looks and plans ahead. He said
that in the past, Mr. Polak had always improved and beautified any property
that he purchased and he was confident that would also be true in this case.
Mr. Trott then showed some elevations of the planned expansion and clarified
several points.
A motion was made by Comm. Williams, seconded by Comm. Reeves to grant a parking
variance to Vasek Polak on property located at 199 Pacific Coast Highway. Motion
carried unanimously.
A Motion was made by Comm. Williams, seconded by Comm. Reeves, to adopt
Resolution B.Z.A. 154-13, granting a variance on parking requirements as set
forth in zoning ordinance, to Vasek Polak in the planned expansion of his car
agency located at 199 Pacific Coast Highway, Hermosa Beach, California.
Reasons for granting variance:
1. There are exceptional and extraordinary circumstances applicable
to the property involved.
2. It has been shown that there is sufficient offstreet parking spaces
available.
3. The granting of this variance wil I not be materially detrimental
to the public welfare or injurious to the property or improvements
in the vicinity in which said property is located.
4. The granting of the variance is necessary for the preservation and
enjoyment of a substantial property right by the owner.
Motion carried as follows:
AYES: Commissioner Williams, Ostermann, Reeves
NOES: None
A motion to adjourn to the next scheduled meeting, January 26, 1970, was made
by Chairman Reeves and seconded by Comm. Williams. Motion carried unanimously.
Meeting adjourned at 7:58.
I . Reeves, Chairman Dick W1 11 iams, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
THE -c-ooNc-1 L-CH~MBERS-; -c rrv ~i«lc; -AE-RHOSA BEACH;-JANUARY 26, 1970
MEETING WAS CALLED TO ORDER AT 7:37 P.H.
ROLL CALL: Present -Comm. Ostermann, Williams, Reeves
Absent -None
A Motion was made by Chairman Reeves, seconded by Comm. Williams, to approve
the minutes of the regular meeting of January 12, 1970 as submitted. Motion
carried unanimously.
NEW PUBLIC HEARINGS:
Secretary of the Board, Richard Williams, read the application for variance
as fol lows:
"Application for a variance by Cisco 1 s Manhattan Beach, Inc., at 3324 Hermosa
Avenue, in the City of Hermosa Beach, California, Lots I .and 2, Block 102,
Shakespeare Tract.11
"Applicant plans to erect a three-story, ten-unit apartment building on property
having 552.5 square feet of land area per dwelling unit. The request is for a
waiver on the zoning ordinance requiring 600 square feet of land area per
dwelling unit ...
Chairman Reeves, noting that there was a large delegation of property owners
present, said he would ask the prospective owners and builders, Hr. Fred Held
and Hr. Howard Heister, to present their reasons for requesting the variance
before declaring a public hearing.
Hr. Held said they were requesting the variance so they would be able to build
ten 2-bedroom apartments INSTEAD of nine units· two of which would be 3-bedroom,
and seven of which would be 2-bedroom apartments.
Hr. Held stated that if they are granted the variance, It would be to the City 1 s
advantage as well as their own for this reason: They would end up with 20
people in the ten 2-bedroom apartments, instead of 22 people in the combination
plan which would be built if they are not granted the variance. He said the
parking problem would be less to the City if they are granted the variance be•
cause they would have 15 garages instead of 14, with only 5 having to park on
the street instead of 8.
Hr. Held said there was a better market for two-bedroom apartments and there
was less danger of overcrowding in the two-bedroom apartments. He stated that
they felt the fewer tenants they had, the more control they would have.
At Chairman Reeves request, Building Director, Bud Trott explained the re-
quest for variance in more detail. He verified Hr. Held 1 s statement that
under existing ordinances, they could build 9 units of any combination they
wished as long as they had at least 400 square feet of living area. He also
clarified the fact that the present ordinance requiring 600 square feet was
for land area per dwelling unit.
MINUTES FOR BOARD OF ZONING ADJUSTMENTS MEETING OF JAN. 26, 1970
PAGE 2
The public hearing opened at 7:45 p.m.
The following property owners spoke against the variance:
Mr. Joseph Mi Jes
5633 W. 6th St.
Los Angeles, Calif.
Hrs. Bessie Skelton
3317 Palm Drive
Hermosa Beach
Hr. Gordon B. Noland
121 Longfellow
Hermosa Beach
Mrs. Alice B. Child
3231 Strand
Hermosa Beach
Hr. and Hrs. Sherman Phinney
3411 Strand
Hermosa Beach
Hr. and Hrs. Warren Hiller
3417 Strand
Hermosa Beach
Elinor Raymond
3423 Strand
Hermosa Beach
Hrs. Jack K. Prince
28630 Roan Road
Rolling Hills, Cal if. 90274
Hr. Richard Eastom
124 34th Street
Hermosa Beach
Hr. John HcFaden
3301 Strand
Hermosa Beach
Hr. Berger Fagenstrom
1300 Strand
Hermosa Beach
Hr. and Hrs. Roger Johnson
3405 Strand
Hermosa Beach
Hr. Carl Fisher
144 34th Street
Hermosa Beach
Mr. Jack Farnum
3311 Palm
Hermosa Beach
Mr. Ozie Hahn
3512 Strand
Hermosa Beach
Building Director, Hr. Bud Trott, read conmunications from the following:
Hr. Edmund W. Smith, 3220 Strand, Hermosa Beach, who said he was in favor of
granting the variance. Also
Hrs. Warren Hiller, 3417. Strand
Hrs. Sherman Phinny, 3411
Hr. Roger Johnson, 3405 Strand
The aforementioned expressed themselves as being against the variance.
After lengthy testimony, questions, and conments, Chairman Reeves invited
Hr. Held and Hr. Heister to present and explain their blueprints and drawings.
Prospective owners pointed out that there would be no exterior difference in
the building if the variance were granted and the ten units built. They also
pointed out that there would be no overhanging decks or balconies, but there
would be a play deck on the roof which would comply with a recent ordinance
MINUTES FOR BOARD OF ZONING ADJUSTMENTS MEETING OF JAN. 26, 1970
PAGE 3
requ1r1ng 200 square feet of outdoor area per dwelling unit. This roof area
would be enclosed by an iron railing approximately 10 feet from the 12" to
18" parapet around the edge of the roof.
They said they had retained a local architect, Hr. Jack Remington, and a
local contractor, Hr. Kenneth Paimer, and both had a thorough knowledge of
this area.
Prospective owners answered a number of questions regarding the building.
Following their presentation, Chairman Reeves requested Mr. Trott to read
Section l4o2 of the Zoning Ordinance No. N.S. 154 which reads as follows:
11 Required Showing for Variances:
1. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
2. That such variance is necessary Jor 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.
3. That the granting of such variance will not be materially detrimental to
the public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located.
4. That the granting of such variance will not adversely affect the compre-
hensive general plan. 11
Mr. Held and Mr. Meister made a final sunmary, correlating their arguments
with the points as read by Hr. Trott from City Zoning Ordinance.
In answer to a question from the audience, Mr. Heister said the estimated
cost of the building is $221,000. He said that Hr. Dick Rice would probably
join them in buying the property, and they hope to get their investment back
within five years.
Public hearing was closed at 9:32 p.m.
Chairman Reeves announced that although the public hearing was closed, the
audience was welcome to remain if they so desired. He explained that the
first motion regarding a variance must always be made in the affirmative.
The Board members engaged in further discussion of the variance in relation
to the four points listed in Section 1402 of the Zoning Ordinance as read by
Mr. Trott.
Commissioner Williams made a motion to grant a variance to Cisco•s of Manhattan
Beach, Inc., which would waive the 600 square feet of land area per dwelling
unit required under the present zoning ordinance. Motion seconded by Chairman
Reeves.
MINUTES FOR BOARD OF ZONING ADJUSTMENTS MEETING OF JAN. 26, 1970
PAGE 4
Motion failed to pass by the following vote:
AYES: None
NOES: Comm. Ostermann, Williams, and Reeves.
A motion was made by Chairman Reeves, seconded by Comm. Williams to adopt
Resolution B.Z.A. 154-14 denying the application for a variance by Cisco 1 s
Manhattan Beach, Inc. for the following reasons:
I. Applicant had not sufficiently evidenced to Board that there are
exceptional or extraordinary circumstances applicable to the property
involved.
2. Applicant had not proven that such a variance was necessary for the
preservation and enjoyment of a substantial property right possessed by
other property in the same vicinity and zone.
3. That the planned density for this area, which is 46 to 60 dwelling units
per acre, will be exceeded in any case, but even more so, if the variance
is granted and the ten units built instead of the nine.
The Motion to adopt was passed by the following vote:
AYES: Comm. Ostermann, Williams, and Reeves
NOES: None
Chairman Reeves informed the applicants that they were entitled to appeal
the decision of the Board of Zoning Adjustments to the City Council. Mr.
Trott amended this by informing them that the appeal must be made in writing
to the City Council within ten days following the hearing.
A motion was made by Chairman Reeves, seconded by Comm. Williams, to adjourn
the meeting. Motion carried unanimously.
Meeting adjourned at 9:47 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, MARCH 9, 1970
MEETING CALLED TO ORDER AT 7:35 BY CHAIRMAN REEVES.
ROLL CALL: COMMISSIONERS NORMAN REEVES, RICHARD WILLIAMS, L.E. OSTERMANN.
A MOTION was made by Corrm. Williams, seconded by Convn. Ostermann, that the
minutes of the January 26th meeting be approved as submitted. Motion
carried unanimously.
PUBLIC HEARING:
Secretary of B.Z.A., Richard Williams, read the application for a variance
as follows:
•~pp1 ication for a variance by Orville Gertsch at 1125 9th Street, in
the City of Hermosa Beach, California; Lots 9 and 10, Block 144, Redondo
Villa Tract. Applicant plans to add a second floor (over 40% to the total
floor area) to an existing structure which has 3~1 sideyards in I ieu of re-
quired 5 1 • New construction would maintain 34 11 sideyards and would consist
of a family room and half bath".
Building Director, Bud Trott, stated that he had made an inspection of the
buildings and premises, and his inspection disclosed that the buildings
and premises had been exceptionally well-maintained, and the variance
would not affect adjoining properties. He stated that the easterly wa11 of
the proposed structure would have no openings and would be constructed to
comply with a one-hour fire rating.
Public hearing opened by Chairman at 7:38 p.m.
Applicant came forward and identified himself as Orville Gertsch, 1125
9th Street. He said he had four children and needed additional room in
his home. With that in mind, he would I ike to build a second floor over
the garage. This would add a badly needed half-bath and family room. He
stated that although the 34 11 sideyards would be maintained, it would not
interfere with anyone.
In answer to a question from Chairman Reeves, Mr. Gertsch stated that he
had lived on the property for nine years, one year as a leasee, and eight
yea rs as owner.
In answer to a question from Convn. Ostermann, app1 icant stated that the
garage does not adjoin the house at present but would would join when the
remodeling is completed.
Public hearing closed at 7:40.
Comm. Ostermann was assured that property CMners within a radius of 300 1
were notified of the variance app1 ication.
MINUTES OF B.Z.A. MEETING OF MARCH 9, 1970
PAGE 2
Conm. Williams observed that in this particular situation, the proposed
construction would not cut off anybody's view.
Chairman Reeves stated that the applicant impressed him as being sincere
in requesting the variance, and it was obviously intended for the good of
his family. He also pointed out that the proposed plan would not lend
itself to any future 11 bootlegging11 , or division into a rental.
A motion was made by Comm. Williams, seconded by Chairman Reeves, to
grant the variance as requested. Motion carried unanimously.
A motion was made by Comm. Williams, seconded by Chairman Reeves to
adopt Resolution B.Z.A. 154-15, granting a variance on sideyard require-
ments as set forth in zoning ordinance to Orville Gertsch in the planned
addition to his home at 1125 9th Street, Hermosa Beach, California, for
the following reasons:
1. It has been shown 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.
2. 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.
3. That the granting of such variance will not adversely affect
the comprehensive general plan.
Motion to adopt Resolution B.Z.A. 154-15 was passed as follows:
AYES: Comm. Reeves, Williams, Ostermann
NOES: None
A motion to adjourn to the next scheduled meeting of March 23, 1970 was
made by Chairman Reeves, seconded by Comm. Williams, and carried unanimously.
Meeting adjourned at 7:45
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, MARCH 23, 1970
MEETING CALLED TO ORDER at 7:31 p.m. by Chairman Reeves.
ROLL CALL: All present -Convnissioners Norman Reeves, Richard Williams,
L.E. Ostermann, and Building Director, Bud M. Trott.
A MOTION was made by Comm. Ostermann, seconded by Comn. Reeves, that the
minutes of the March 9, 1970 meeting be approved as submitted. Motion
carried unanimouslyo
PUBLIC HEARING
Secretary of the B.ZoA., Richard Williams, read the application for a
variance as follows:
11Application for a variance by Thomas L. Entrekin at 846 -850 Loma Drive;
Lot 2, Block B, Tract 1677, in the City of Hermosa Beach, California.
Applicant plans to erect a 4-unit apartment building with two apartments
located over a 2-car garage. Said garage being located on rear and one side-
yard. Apartments to maintain 5 1 rear and 3 1 sideyard setbacks.11
Public hearing opened by Chairman Reeves at 7:32 p.m.
Applicant came forward and identified himself as Thomas L. Entrekin, 420
Illinois, El Segundo, California. Mr. Entrekin said he plans on building
four nice apartments and will occupy one himself. He stated that if the
garages had to be moved forward 51 from the property 1 ine, that particular
5 1 would have no upkeep at all due to its inaccessibility. When asked how
much he would rent the apartments for, he said.he would wait and see.
Chairman Reeves asked if anyone present wished to speak in favor of the
variance. No one came forward.
Chairman Reeves asked if anyone present wished to speak against the variance.
The following property owners came forward and spoke against the variance:
Mrs. Violet Cravens
909 Loma Drive
Marvin c. Thompson
844 Loma Drive
Edith Pfeiffer
843 Loma Drive
Harry E. Dolansky
900 Loma Drive
C. Cravens
909 Loma Drive
Peter Paton
865 Loma Drive
Their main concern was with the problem of parking and with the increased
fire hazard when buildings are in such close proximity to each other.
MINUTES OF B.Z.A. MEETING OF MARCH 23, 1970
PAGE 2
Building Director, Bud Trott, stated that while he sympathized with the
property owners all over the city on the parking problem, the applicant was
definitely within the Code on his parking provisions in that he would have
6 garages which fulfils the code requirements for l½ garages for each unit.
He then reminded the audience to bear in mind that the variance request was
for one thing only: putting two apartments OVER the two garages.
At Chairman 1 s request, Mr. Trott showed the blueprints to the conmissioners.
Coomissioners asked what kind of units would be built. Mr. Entrekin said
there would be two 2-bedroom and two I-bedroom apartments. He added that he
would not be renting to tenants with children. He was unsure when asked as
to the exact square footage in the 2-bedroom apartments.
Conmissioners inquired about provisions for rubbish disposal. They were told
that there was plenty of room for a rubbish cart behind the rear stairway.
Mr. Paton said that as a former fireman, he was concerned about the fire
hazard, particularly if neighboring owners should build garages on the same
property line and ask for a variance to put apartments above.
Mr. Trott mentioned that the sidewall on the south would be a I-hour fire wall.
Public hearing closed at 8:10 p.m.
Chairman Reeves made a motion, seconded by Comm. Williams, that the request
for a variance be granted.
Motion f~iled to pass by the following vote:
AYES: None
NOES: Conm. Ostermann, Williams, Reeves.
Motion was made by Chairman Reeves, seconded by Convn. Ostermann, that B.Z.A.
Resolution N.s. 154-16 be adopted denying the request for a variance by
applicant for the following reasons:
1. It has not been proven that there are exceptional or extraordinary
circumstances or conditions applicable to the property involved.
2. It has not been shown 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.
3. That the granting of such variance could be detrimental to public
welfare and safety with apartments over garages that are on the
property 1 i ne.
4. That the granting of such variance would adversely affect the com-
prehensive general plan if adjacent property <Mners should exercise
their prerogative and request the same variance.
MINUTES OF B.Z.A. MEETING OF MARCH 23, 1970
PAGE 3
Motion to adopt B.Z.A. Resolution N.s. 154-16 denying the request for a
variance carried by the fo11owing vote:
AYES: Conm. Ostermann, Williams, Reeves.
NOES: None
Applicant was informed that he has a right to appeal the Board's decision
to the City Council within 10 days of the date of hearing.
Meeting adjourned at 8:24 p.m.
Norma n Reeves, Chairman Richard Williams, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, APRIL 27, 1970
MEETING CALLED TO ORDER AT 7:35 P.H.
ROLL CALL: A11 present -Comm. Richard Wi11iams, L.E. Ostermann, Chairman
Reeves, and Building Director, Bud M. Trott
AGENDA ITEM 1:
A motion was made by Chairman Reeves, seconded by Comm. Ostermann to approve
the minutes of the March 23, 1970 meeting as submitted. Motion carried
unanimous 1 y.
AGENDA ITEM 2:
Secretary of the Board, Richard Wi11 iams, read an application for a variance
as fo11ows:
11Appl ication for variance by Warren M. Hi 1 i tscher at 1145 6th Street; South
½ of Lot 8, Tract 5209, in the City of Hermosa Beach, California. Zone R-2.
Applicant plans to relocate garage on rear property 1 ine and westerly side-
yard. Garage wi11 be attached to a single family residence in 1 ieu of main-
taining 6 ft. between main house and accessory building."
Public hearing opened at 7:36 p.m.
Mr. Warren Militscher, owner, came forward and identified himself. He said
that when the Jot was divided, the property 1 ine went right through the garage
leaving 7 ft. of the garage on his neighbor's property. The neighbor requested
that it be moved, but he has nowhere to move it without getting a variance.
Mr. Mil itscher stated that Instead of moving the garage ONTO the property line
as the app1 ication states, he would n011 prefer moving it 1½ ft. AWAY from the
property Ii ne.
Mr. Wallace Bournoville, 1139 6th Street, applicant's neighbor on the west,
spoke in favor of the variance as written. He said a narrow area between the
garage wa11 and the property line would, in a11 probability, accumulate debris.
For that reason, he would prefer the garage moved on the property line instead
of 1½ ft. away from it.
Mr. Bournoville also inquired who would maintain the wall if the garage is on
the property 1 ine. He was told that the ONner, Mr. Mi1 itscher, would maintain
it. Mr.eournoville also inquired as to who would have maintenance rights on
a wall separating the two properties. He said he didn't know which side of
the property the wall is on at the present time. Hr. Trott told him that the
property will have to be surveyed and he will find out at that time who owns
the wall. Whoever turns out to be the owner of the wall will have the respon-
s i bi I i ty of maintaining it.
-After further questions and discussion, public hearing was closed at 7:52 p.m.
MINUTES OF B.Z.A. MEETING OF APRIL 27, 1970
PAGE 2
A motion was made by Convn. Ostermann, seconded by Conm. Williams, that the
request for a variance be granted as written.
Motion carried by the following vote:
AYES: Corrvno Ostermann, Williams, Chairmaij Reeveso
NOES: None
A motion was made by Comm. Ostermann, s,econded by Chairman Reeves, to adopt
B.Z.A. Resolution N.S. 154-17 granting the variance as written, that is, the
garage will be moved onto the property line as originally requested.
Motion carried by the following vote:
AYES: Conm. Ostermann, Williams, Chairman Reeves.
NOES: None
AGENDA ITEM 3:
Secretary Williams read an application for a variance as follows:
"Application for a variance by Douglas Sniffen, tenant at 662½ Longfe1 low;
Lot 92, Southern Cal if. Convention Hall and Marine View Park Tract, Hermosa
Beach, California. Zone R-1. In order to erect a 6 1 high fence in front
yard setback of 10 1 in lieu of required maximum height of 3 1 permitted in
setback."
Building Director, Bud Trott, read letters protesting the variance from
Louise G. Foster, 660 Longfellow, Lucy c. and Jesse A. Perez, 642 25th Street,
and Mr. and Mrs. W.H. Jones, 637 6th Street, Manhattan Beach.
Building Director, Bud Trott, read the analysis of the variance as wri .tten by
City Planner, Bob Crawford. The analysis reconmended denial of the variance
for reasons as set forth •. :
Public hearing opened at 7:58 p.m.
Applicant, Douglas Sniffen, came forward and identified himself as the tenant
at 662½ Longfellow. He stated that when he built the fence, he thought that
building permits were required only for buildings, not for fences. He said the
house he occupies and one other, were the only houses on the street without
back yards. He stated that he built the fence because his 1-year old daughter
needed a place to play in safety. He said there had been a misunderstanding
in his conversations with the Building Department.
Chairman Reeves invited anyone who wished to speak for the variance to come
forward. No one came. Chairman then invited anyone who wished to speak
against the variance to come forward. Mr. Bill Foster, <Mner of the property
at 660 Longfellow, came forward.
Hr. Foster said he was protesting for both his wife and himself. He stated
MINUTES OF B.Z.A. MEETING OF APRIL 27, 1970
PAGE 3
that he felt the variance should be denied for the following reasons: I-
The fence was built without a permit. 2-The fence is in violation of the
Building Code. 3-Other people have been turned down on 4 1 fences and he
can see no reason why Mr. Sniffen should be the privileged exception. 4-
He said the fence cuts off the view from that direction and feels that the
fence should be cut down to 3 1 •
Public hearing closed at 8:17 p.m.
A motion was made by Chairman Reeves, seconded by Comm. Ostermann, to
grant the variance.
Motion failed to carry by the following vote:
AYES: None
NOES: Comm. Ostermann, Williams, Chairman Reeves
A motion was made by Chairman Reeves to adopt B.Z.A. Resolution N.S. 154-18
DENYING the variance.
Motion carried by the following vote:
AYES: Comm. Ostermann, Williams, Chairman Reeves.
NOES: None.
Building Director, Bud Trott, advised Mr. Sniffen that he could appeal the
decision to the City Council in writing within ten days.
AGENDA ITEM 4:
Secretary Williams read a request for extension of variance.
"Request for extension of variance from Walter Harris on property located at
237 16th Street. Applicant received variance July 21, 1969 to construct 2
units. Due to difficulties in financing, he would I ike an extension of 1 year.11
Public hearing opened at 8:22 p.m. No one appeared for or against the
extension.
A motion was made by Chairman Reeves, seconded by Comm. Williams, to grant
the extension as requested. Extension effective as of April 27, 1970, for
1 year.
Motion carried by the following vote:
AYES: Comm. Osterman, Williams, Chairman Reeves
NOES: None
A motion to adjourn to the next regular scheduled meeting of May 11, 1970
was made by Comm. Williams, seconded by Chairman Reeves, and carried
unanimous 1 y.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, MAY 11, 1970
MEETING CALLEO TO ORDER at 8:06 p.m. by Chairman Reeves.
ROLL CALL: Present -Conmissioner Richard Williams, and Chairman Norman
Reeves. Commissioner Joe Noble, Chairman of the Planning
Commission, substituted for Conmissioner L.E. Ostermann who
was absent.
A MOTION was made by Chairman Reeves, seconded by Conm. Williams, that
the minutes of the meeting of April 27, 1970, be approved as submitted.
Motion carried.
PUBLIC HEARING:
Secretary of the Board, Richard Williams, read the application for a
variance as follows:
11Appl ication for a variance by Harold Hargrave at 144 and 148 Lyndon: Lots
9 and JO, Block 42, 1st Addition to Hermosa Beach, City of Hermosa Beach,
California.
Applicant plans to erect two 4-unit apartment houses, one on each lot.
Each apartment structure would have two open parking stalls, one facing
Herondo and one facing Lyndon, in lieu of maximum of one open parking
stall per lot al)owed.11
Chairman Reeves asked if the widening of Herondo would interfere with the
proposed structure. Mr. Trott stated that it would not interfere.
Public hearing opened at 8:08 p.m. by Chairman Reeves, who asked if any-
one wish to come forward and speak for the variance.
Mr. Kenneth Komick, 1007 Pacific Avenue, Manhattan Beach, buyer of the
property in question, came forward and identified himself. He said the
reason for the variance is to enable him to get 4 units on the property.
He said he has a garage problem because the property goes from street to
street rather than street to alley.
Comm. Noble inquired if tandem parking is all<Med in Hermosa Beach. Mr.
Trott stated that tandem parking is a)owed when the required parking is
4 or more.
Building Director, Bud Trott, asked Mr. Konvnick if he understood that he
would have to change the turning radius. Mr. Kommick stated that he did
understand.
Chairman Reeves asked if anyone else wished to speak for the variance. No
one came forward to speak.
Chairman then asked if anyone wished to speak against the variance.
No one came forward.
Pub) le hearing closed at 8:12 p.m.
..
PAGE 2 -MINUTES OF B.Z.A. MEETING OF MAY II, 1970
A motion was made by Conm. Noble, seconded by Chairman Reeves that the
request for a variance be granted.
Motion carried by the following vote:
AYES: Conm. Williams, Noble, Chairman Reeves.
NOES: None
A motion was made by Comm. Noble, seconded by Chairman Reeves, that B.Z.A.
Resolution N.S. 154-19 be adopted granting the request for a variance for
the following reasons:
I. The granting of this variance to a11ow one additional open parking
stall would in no way be materially detrimental to the public welfare
or 1nJurious to the property or improvements in the vicinity and zone
in which the property is located.
2. Open parking spaces usually are used more for the parking of automo•
biles than enclosed garages.
3. The granting of this variance for open parking stalls versus garage
facilities, would, in all probability, afford the adjoining properties
more protection from offstreet parking.
4. The granting of this variance will not adversely affect the compre-
hensive general plan.
The motion to adopt B.Z.A. Resolution N.S. 154-19 granting the request for
a variance carried by the following vote:
AYES: Conm. Williams, Noble, Chairman Reeves.
NOES: None
Applicant was informed that the variance would be effective for 1 year
from date of hearing.
Meeting adjourned at 8:20 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, JUNE 8, 1970.
MEETING CALLED TO ORDER at 7:36 p.m. by Chairman, Norman Reeves.
ROLL CALL: Present were Commissioners Richard Wi 11 iams, L.E. Ostermann,
Chairman Norman Reeves, and Building Director, Bud M. Trott
MINUTES: A motion was made by Chairman Reeves, seconded by Comm. Williams,
that the minutes of the meeting of May 11, 1970, be approved as submitted.
Motion carried unanimously.
PUBLIC HEAR I NG:
Secretary of the Board, Richard Williams, read the appllcation for a variance
as fol 1 ows:
"Application for a variance by Harold Marg rave at 144 and 148 Lyndon: Lots 9
and JO, Block 42, 1st Addition to Hermosa Beach, City of Hermosa Beach, California.
Applicant would erect two 4-unit apartment houses, one on each lot, in I ieu of
maximum allowable of two units per lot."
Building Director, Bud Trott, said he would like to explain the background of
the R-3 and R-P zones before the public hearing opened.
He said that Zoning Ordinance N.S. 154, as adopted, limited lots in R-3 and
R-P zones to two units if the lot contained less than four thousand square
feet,or less than a forty foot width. On May 20, 1969, the Zoning Ordinance
was amended to allow all R-3 lots to be developed into multi-family use, pro-
vided they had 600 square feet of land area per dwelling unit. This amendment
did not, however, apply to the R-P zones which does allow very J imited com-
mercial use as well as R-3 usage. The R-P zone, having a more 1 iberal usage
than the R-3 zone, should have the same standards which apply to the R-3 zone.
Public hearing opened at 7:40 p.m. As applicant was not present, nor anyone
to represent him, Mr. Trott suggested that he call Mr. Kenneth Komick, prospective
buyer and builder on the Jot in question, to come dONn and represent the applicant.
In the meantime, Chairman could proceed to second item on agenda which would be
the annual election of officers. Chairman agreed.
Meeting declared open for nominations for Chairman of the Board of Zoning
adjustments.
Norman Reeves nominated Richard Williams for Chairman.
Richard Williams nominated Norman Reeves. Norman Reeves declined the nomination.
Nominations declared closed.
Richard Williams elected Chairman by a unanimous vote.
Secretary cast a unanimous vote for Mr. Williams for Chairman.
Meeting declared open for nominations for Vice-Chairman.
Chairman Reeves nominated L.E. Osterman for Vice-Chairman.
Nominations declared closed for Vice-Chairman.
L.E. Ostermann elected Vice-Chairman by a unanimous vote.
Secretary cast a unanimous ballot for Comm. Ostermann for Vice-Chairman.
Building Director stated that election of a secretary was unnecessary as the
office of secretary is appointive.
PAGE 2 -MINUTES OF B.Z.A. MEETING OF JUNE 8, 1970
Chairman Reeves, noting that Mr. Komick had no.-1 arrived, re-opened the public
hearing at 8:07 p.m.
Chairman Reeves invited Mr. Kenneth Komick, prospective buyer and builder on
the lot in question, to come forward and speak as Mr. Margrave 1 s representative.
Mr. Komick stated that a variance is requested in order to build a 4-unit apart-
ment house on each lot. He said that under present zoning codes, the two lots
could be treated as one parcel and a 9-unit single apartment house built. He
said he would prefer, however, to build the two separate buildings, feeling
that there would be a more practical usage, particularly in regards to parking,
as well as having a more esthetic value.
Chairman Reeves asked if anyone would like to speak for the variance. Mr. Warren
Von Pertz, 6649 5th Street, Hermosa Beach, and James Huntsman, 836 Manhattan Court,
Manhattan Beach, spoke in favor. They felt that new apartments, whether a single
building or two buildings, would be a decided asset to the area.
Appearing against the variance were: Harvey A. Dennis, 234 1st Court, S.
Gorsline, 43 Monterey, Dick Mui finger, 123 31st Street, and Karl Raife, 145
Lyndon, all of Hermosa Beach.
Mr. Dennis said that if everyone on the street built that many units, there would
be no place to park.
Mr. Gorsline and Mr. Raife said they would prefer the 9-unit single building be-
cause there would be a 5 1 setback rather than a 3 1 setback.
Mr. Mulfinger said the area had been discussed in the Planning Commission and he
would like to set up a meeting for the B.Z.A. members and the Planning Commission
members to discuss it together.
Chairman Reeves said the situation in the area had been developing for several
years and the r1anning Commission had been discussing it when he was on that Board
last year. He wanted to know why they had not come up with a concrete reco1M1end-~
at ion before.
A motion was made by Comm. Williams, seconded by Chairman Reeves, to grant the
variance as requested.
Motion carried by the follo.-1ing vote:
AYES: Comm. Williams, Comm. Ostermann
NOES: Chairman Reeves.
A motion was made by Comm. Williams, seconded by Comm. Ostermann, to adopt
BZA Resolution N.S. 154-20, granting the variance to Mr. Hargrave as requested
on property located at 144 and 148 Lyndon.
Motion carried by the following vote:
AYES: Comm. Williams, Comm. Ostermann
NOES: Chairman Reeves.
MINUTES OF TIIE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
COUNCIL CHAMBERS, CITY HALL,.HERMOSA BEACH, CALIFORNIA, JUNE 22, 1970
MEETING CALLED TO ORDER at 7:39 p.m. by Chairman Reeves.
ROLL CALL: Present -Commissioners Richard Williams, L.E. Ostermann,
Chairman Norman Reeves, and Building Director, Bud M. Trott
Absent -None
AGENDA ITEM 1 :
A DX>tion was made by Chairman Reeves, seconded by Comm. Williams, that the
minutes of the meeting of June 8, 1970, be approved as submitted. Motion
carried unaniOX>usly.
AGENDA ITEM 2:
Secretary of the Board, Richard Williams, read the application for a variance
as follows:
"Application for a variance by Arnold and Elizabeth Bova at 355 26th Street,
Lot 37, Block 112, Shakespeare Tract, Hermosa Beach, California. Applicant
would change a single family residence into a duplex. Open parking stall
(8 1 6" wide by 20 1 deep) would have a 19 1 6 11 turning radius in lieu of required
23 1 turning radius.
Building Director, Bud Trott, showed a drawing to the Board Members. He
pointed out that by moving a retaining wall forward 4 1 , Mr. Bova would have
tpe space required by ordinance and it would not be necessary for him to re-
quest a variance. However, moving the wall would be a useless and needless
expense in view of the fact that the turning radius would not be improved.
This is due to the fact that the front corners of the two neighboring garages
project in such a way as to limit the space no matter how deep the stall might
be.
Public hearing opened. Mr. Arnold Bova, 355 26th Street appeared before the
Board and again explained that it would be useless to move the retaining wall
in order to conform to existing codes as the turning space would not be im-
proved.
No one appeared for or against the application.
No correspondence was received regarding the variance.
Public hearing closed at 7:45 p.m.
Comm. Williams made a motion, seconded by Chairman Reeves, to grant the
variance as requested.
Motion carried by the following vote:
AYES: Comm. Williams, Ostermann, Chairman Reeves.
NOES: None
Comm. Williams made a motion, seconded by Chairman Reeves, to adopt B.Z.A.
Resolution 154-21 granting applicant's request for the following reasons:
l. ',fhat there are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
PAGE 2 -MINUTES OF B.Z.A. MEETING OF JUNE 22, 1970
2o That the granting of such variance will not be materially detrimental
to the public welfare or injurious to the property or improvements in
such vicinity and zone in which the property is located.
3. That the granting of such variance will not adversely affect the com-
prehensive general plan.
4. The requirement of the 23 1 turning radius would serve no purpose be-
cause the offstreet parking stall is bounded on both front corners by
garages which control the turning radius.
Motion carried by the following vote:
AYES: Comn. Williams, Ostermann, Chairman Reeveso
NOES: None
AGENDA ITEM 3 :
Secretary Williams read application for variance as follows:
"Application for a variance by James Gordon for a variance at 1258 8th Street;
Lots 43 and East half of 44, Block 140, Redondo Villa Tract, Her100sa Beach,
California. Applicant would add 308 square feet to an existing single-family
residence; said existing residence having no accessible garage for off-street
parking."
Building Director, Bud Trott, explained that it was difficult getting a car
into the garage to begin with, but when the assessment district was formed
and sidewalks put in, it cut the ownets access off completely to the garage.
Public hearing opened.
Mr. James A. Gordon, owner of the property at 1258 8th Street appeared be-
fore the Board. He said he is an artist and the addition of 308 square feet
would give him room for a studioo He said the addition would be at the
back of the house.
Mr. Dave Stewart of Ward Builders, contractors for the addition, spoke in
favor of the variance. He said there is, at present, a septic tank under the
driveway, and after sewers are installed, the owners plan to take the septic
tank out and change the grade of the driveway so they will have access to
the garage.
No one appeared against the variance.
No correspondence received regarding the variance.
Public hearing closed at 8 p.m.
Chairman Reeves made a motion, seconded by Comn. Williams to grant the variance
as requested.
Motion carried as follows:
AYES: Comm. Williams, Ostermann, Chairman Reeves.
NOES: None
A m:>tion was made by Chairman Reeves, seconded by Comn. Williams. to adopt
B.Z.A. Resolution 154-22 granting the variance as requested for the following
reasons:
PAGE 3 -MINUTES OF B.Z.A. MEETING OF JUNE 22, 1970
1. The present garage facilities are, at present, unusable for the storage
of vehicles due to the recent sidewaiks that were installed, and also
the change of grades.
2. The only way this garage could be utilized would be to raise the whole
building to a higher elevation which would be prohibitive in cost to the
owners.
3. The adding of a new den to the existing single family residence should
in no way create any additional parking problems.
4. The granting of such variance will not adversely affect the comprehensive
general plan.
Motion carried by the following vote:
AYES: Comm. Williams, Ostermann, Chairman Williams.
NOES: None
POST AGENDA ITEM:
Chairman Norman Reeves tendered his resignation effective as of July 1st, 1970.
Building Director, Bud Trott, said he hated to see him leave and that he had
enjoyed working with Norm for the past six years, first on the Planning
Commission and the past year on the Board of Zoning Adjustments.
Chairman Reeves said he felt that other persons should be given the chanre
to serve.
Comm. Williams was informed, in answer to his question, that anybody can
recommend a person to a councilman to fill a vacancy on such a Board as the
B.Z.A. The councilman then presents that person's name at a council personnel
session along with any other names that might have been recommended.
Meeting adjourned.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELO IN
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, JULY 13, 1970
Meeting ca11ed to order at 7:31 p.m. by Chairman, Richard Williams.
Salute to the FJag.
Ro11 Ca11: Present -Convnissioners L.E. Ostermann, David Lagan, Jr.,
Chairman, Richard Wi11 iams, and Building Director, Bud M. Trott.
Chairman Wi11iams announced that he had appointed Convn. L.E. Ostermann as
Secretary of the Board.
AGENDA ITEM 1 :
A motion was made by Conm. Ostermann, seconded by Chairman Williams, that the
minutes of the meeting of June 22, 1970, be approved as submitted.
Motion carried unanimously.
AGENDA ITEM 2:
Secretary of the Board, L.E. Ostermann, read the application for a variance as
follows:
•~ppJication for a variance by Walter Davis at 1540 Strand: Lot 7, Block 16,
Hermosa Beach Tract, Hermosa Beach, California. Applicant would erect a roof
over a balcony at 2nd floor Jevel. Said balcony to extend to within 2 feet of
property line at front. Roof overhang in front to be one foot from property
1 i ne. 11
Public hearing opened:
Owner, Walter Davis, appeared before the Board. He submitted plans to the
Board showing the changes he wiJI make if variance is granted. He said it is
not to be another room, but a deck. He said he felt it would not only make his
own house more attractive but add to·the genera) appearance of the whole block.
Mr. Trott said the setbacks along the strand are inconsistent, varying from 0 1
setback to 8 1 • He said the setback requirement in this block is 8 1 • The open
balcony would be located 2 1 from the property line and 14 1 from the public
sidewalk.
No one else appeared for or against the variance.
No correspondence received regarding variance.
Public hearing closed.
After a brief discussion, a motion was made by Conm. Ostermann, seconded by
Chairman Williams that the variance be granted.
Motion carried by the following vote:
AVES: Conwn. Ostermann, Lagan, Chairman Williams. NOES: None
A motion was made by C011111. Ostermann, seconded by Chairman Williams, to adopt
B.Z.A. Resolution N.s. 154-23 granting a variance to Mr. Walter Davis on his
property located at 1540 Strand for the following reasons:
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 13, 1970
1 .. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
2. That the granting of such variance will not be materially detrimental to
the public welfare or injurious to the property or improvements In such
vicinity and zone in which the property is located.
3. That the granting of such variance will not adversely affect the compre-
hensive general plan.
4. The balcony's being open on all three sides will not affect the visability
for the adjoining property ONners.
Motion carried by the following vote:
AYES: Conm. Ostermann, Lagan, Chairman Williams
NOES: None
Meeting adjourned at 7:45 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, JULY 27, 1970
Meeting called to order at 7:30 p.m. by Chairman, Richard Williams.
Chairman led in s~lute to the Flag.
Roll call: Present -Commissioners L.E. Ostermann, David Lagan, Jr.,
Chairman, Richard Williams, and Building Director, Bud M. Trott.
AGENDA ITEM 1:
A motion was made by Chairman Williams, seconded by Comm. Lagan, that the
minutes of the meeting of July 13, 1970, be approved as submitted.
Motion carried unanimously.
AGENDA ITEM 2:
Secretary of the Board, L.E. Ostermann, read the application for a variance as
follows:
"Application for a variance by Roger L. McGee on property located at 1821
Pacific Coast Highway, and 1820 Ardmore Street. Applicant would erect 100
unit apartments with a portion of garages to be located on side yard property
1 ines. Said garages to be more than 35 1 from rear property 1 ines.11
Mr. Don Byron, 916 Silver Spur, Rolling Hills, applicant's associate in building,
appeared as his representative.
Mr. Byron said the present plans are the result of several studies done on the
property. He said that locating the garages and parking stalls on the side
property lines would give more separation between the units and result in
better tenant usage. A larger and more attractive central courtyard would also
be possible.
No correspondence received regarding variance application.
No one appeared for or against the application.
Public hearing closed at 7:35.
Building Director, Bud Trott, shONed preliminary drawings of the project to the
Board Members. He pointed out that the total square footage in the three lots
amounts to 108,00 square feet, with the projected buildings covering 37,000
square feet of the land area.
It was also pointed out that a total of 100 units is planned although 180 could
be built and still be within the City Code.
In reply to a question, Board members were informed that the project was planned
to include 16 efficiency singles, 52 I-bedroom apartments, and 32 2-bedroom
apartments.
Comm. Ostermann asked Mr.
application in question.
concerned with matters of
sa-id -the fire exits would
would be 2 1 higher than a
Trott if he had consulted the Fire Department on the
Mr. Trott said the fire department is ordinarily not
this type as long as there is a 2-hour fire wall. He
be open. He stated that the height of the garages
6 1 block wall that is within the code.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 27, 1970
Comm. Lagan expressed concern that if this variance were granted, there might
be a deluge of similar requests.
Replying to a question, Mr. Trott said the inside measurements of the garages
would be 8½' x 20 1 with a 23 1 turning radius.
After further discussion, a motion was made by Comm. Ostermann, seconded by
Chairman Williams to grant the variance. Motion failed to carry by the
following vote:
AYES: None
NOES: Comm. Ostermann, CorTVTI. Lagan, Chairman Williams.
A motion was made by Comm. Ostermann, seconded by Chairman Williams, to adopt
B.Z.A. Resolution 154-24, denying the application for a variance by Roger L.
McGee in order to put part of the garages in his planned apartment house project
on the side property lines, for the following reasons:
l. Applicant has not shown that there are exceptional or extraordinary circum-
stances or conditions applicable to the property involved.
2. Applicant has not shown 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.
Motion carried by the following vote:
AYES: Convn. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
Mr. Byron was informed that he had the right to appeal the decision to the
City Council within ten days of the date of hearing.
Meeting adjourned at 8:38 p.m.
L.E. Ostermann, Secretarf
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, AUGUST 10, 1970
Meeting called to order at 7:34 p.m. by Chairman Williams.
Chairman led in salute to the Flag.
Roll call: Present -Commissioner David Lagan, Jr., Chairman Richard Wi11iams,
Building Director, Bud M. Trott, and Conmissioner, Joe
Noble, Chairman of the Planning Conmission.
Absent -Commissioner L.E. Ostermann was absent due to out-of-town
business. Conm. Noble substituted for him according to
BZA Resolution 154-1.
AGENDA ITEM 1:
A motion was made by Convn. Lagan, seconded by Chairman Wi11 iams, that the
minutes of the meeting of July 27, 1970, be approved as submitted. Motion
carried unanimously.
AGENDA ITEM 2:
Comm. Lagan read the application for a lot split as follows:
11App1 ication for a lot split by Lyndon J. Koontz on property located at 1261
14th Street. Applicant would realign property line in order to equalize two
parcels of land; legally described as Lots 75 and 78, and the West 1/2 of
79, Hermosa Heights Tract.11
Mr. Trott stated that the lots of record within this area were 25 1 wide.
However, some of the buildings at present were built on two of the 25 1 lots.
The existing average width per building site on the north side is 30.45 1 , and
on the south side, 47.28 1 •
Public hearing opened.
Mr. Lyndon J. Koontz, owner, was recognized by the Chairman.
Mr. Koontz stated that by equalizing the two lots, there would be two nice
building lots of uniform size -32½', rather than two of unequal size, one of
which would be undersized.
He stated that he was sure the City would be glad to be rid of the old buildings
that are presently on the lots.
Chairman established that there had been no correspondence received regarding
the proposed lot split.
No one other than the owner appeared for or against the application.
Public hearing closed.
Convn. Noble stated that in the past, the Conmissions had been glad to receive
and application that would increase the width of a lot as it tended to get away
from the 25 1 lots so convnon in the city.
He said that from past observation, he knew that Mr. Koontz would build nice
houses on the lots.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF AUGUST 10, 1970
Bui1ding Director, Trott, commented that if the request were granted, the
lots cou]d never be divided into narrower Jots without approval by the City,
and that wou]d be high]y un1ike1y.
A motion was made by Comm. Nob]e, seconded by COfllll. Lagan to grant the Jot
sp 1 i t.
Motion carried by the following vote:
AYES: Comm. Lagan, Nob]e, Chairman Wi11 iams.
NOES: None
A motion was made by Comm. Noble, seconded by Chairman Wi11iams, that BZA
Reso1ution 154-25 be adopted granting the lot sp1it at 1261 14th Street, for
the fo11owing reasons:
I. The realignment of these Jots wou]d be in compliance with the criteria as
set forth in Section 1224 of the Zoning Ordinance which regu]ates Jot sp1 its.
2. The proposed lot split wou]d in no way be detrimenta1 to the surrounding
Jot pattern, or reduce property va1ues in the surrounding area.
3. The lot sp1it will be creating lots that are wider than the existing lots
within the immediate area.
Mr. Trott said he would 1ike to include in the Reso1ution that the granting of
the request wou]d be subject to the following conditions:
I. That the app1 icant wou1d submit a final parcel map to the Pub]ic Works
Director for approval, and
2. That the lot split be recorded as prescribed by the subdivision regu]ations.
Motion to adopt BZA Resolution 154-25 carried by the following vote:
AYES: Convn. Lagan, Noble, Chairman Williams.
NOES: None
POST AGENDA ITEM:
Building Director, Bud M. Trott, directed the Commissioners• attention to the
memo placed before them from the office of the City Clerk.
In summing up the memo, Mr. Trott stated that the City Council, at its August
4th, 1970, meeting, had not made a decision on the Harvey A. Denison appeal.
This was an appeal to the City Council requesting them to reverse the BZA 1 s
action in adopting Reso]ution 154-20 granting a variance to Haro]d Margrave
at 144-148 Lyndon. The City Counci1, as stated in the memo, is referring the
matter back to the BZA with a recommendation that the BZA consult with the
P]anning Commission as to that commission's u]timate p1ans for the south area
of the City, and then report back to the City Council with their fina] recom-
mendation.
With this in mind, Mr. Trott suggested that it would be well for the Board
members to attend the Planning Commission's meeting of August 11, 1970, in
which the subject of the development and re-vitalization of the South Hermosa
area wi11 be thoroughly discussed.
Comm. Lagan and Wi11 iams both indicated their intentions of attending.
A motion was made by Conm. Lagan, seconded by Chairman Williams, to adjourn to
the xt eg ular meeti n of Aug ust 24, 1970. d t ion carried.
r
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, AUGUST 10, 1970
Meeting called to order at 7:33 p.m.
Chairman led in salute to the Flag.
Roll call: Present -Commissioner David Lagan, Jr., Commissioner L.E.Ostermann,
Chairman Richard Williams, and Building Director, Bud M.
Trott.
Absent -None
AGENDA ITEM I:
A motion was made by Chairman Williams, seconded by Comm. Lagan to approve the
minutes of the meeting of August 10, 1970, as submitted. Motion carried.
AGENDA ITEM 2:
Secretary of the Board, Gene Ostermann, read Agenda Item 2 as follows:
11 Further review requested by the City Council of variance granted by the Board of
Zoning Adjustments to Harold Margrave on Property at 144 and 148 Lyndon. Appl i-
cant would erect two 4-unit apartment houses, one on each lot, in 1 ieu of maximum
allowable of two units per lot.11
Building Director, Bud M. Trott, read a memo to the Board of Zoning Adjustments
from the City Clerk giving the reasons why B.Z.A. Resolution 154-20 was being re-
ferred back to the Board for further review. Memo read as follows:
"The City Counc ii , at a continued pub I i c hearing he Id on August 4, 1970, con-
sidered the appeal of Harvey A. Denison, 234 First Court, of the approval of
variances for properties located at 144-148 Lyndon Street, being Lots 9 and
10, Block 42, 1st Addition to Hermosa Beach.
After due consideration, the City Council determined that the variances granted
should be further reviewed by the Board of Zoning Adjustment in light of the
fol lowing:
l. The Planning Commission has suggested that its studies of this area, and
the General Plan, indicate the request as approved might be detrimental
to the future growth of the area.
2. Said Planning Commission has scheduled a city-property owner meeting in
the Council Chamber on August 11, 1970, at 7:30 p.m. at which the property
in question, among others, will be discussed along with the present and
long-range planning of the area.
3. There appears to be a difference of opinion between the Board of Zoning
Adjustment and the Planning Corrmission on the question of whether or
not the R-P Zone 1 s restriction against multi-unit apartments on small lots
is an oversight.
4. It appears that the two parcels can be combined, and the need for the
subject variances and previously granted parking variances eliminated.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF AUGUST 24, 1970
The City Council requests that the Board of Zoning Adjustment meet with the
Planning Commission to resolve the above questions and return its final
reconvnendation to the Council within the prescribed forty-day period.11
At Mr. Trott 1 s suggestion, Chairman Williams tabled Agenda Item 2 until more
members of the Planning Commission arrived.
AGENDA ITEM 3:
Secretary read Agenda Item 3 as follows: 11 Further review requested by City
Council of variance denied Roger L. McGee on property located at 1821 Pacific
Coast and 1820 Ardmore Street. Applicant would erect 100 unit apartments with a
portion of the garages located on side yard property 1 ines; said garages located
more than 35 feet from rear property line.11
Building Director, Bud Trott, read a memo to the Board from the City Clerk ex-
plaining why the B.Z.A. Resolution was being referred back to the Board for further
review: Memo read as follows:
11At their regular meeting held on August 18, 1970, the City Council acted as
follows:
1 to refer back to the Board of Zoning Adjustment the appl I cation of Mr.Roger L.
McGee for a zone variance to permit location of a portion of the garages for
100 unit apartments on the side yard property I ine, with a recommendation for
further study, and reconsideration of their decision as set forth in Resolution
B.Z.A. 154-24, adopted July 27, 1970.1
As you are aware, your final recommendation to the Council must be acted upon
within forty days after the meeting at which this notice is placed on your
agenda.
During the discussion held by the Councilmen prior to the above action, they
suggested that the developers of this property consider preparing an alternate'
proposed plan with additional guest parking space, due to the lack of parking
space on Ardmore Avenue, and Mr. D.W. Byron, representing Mr. McGee, stated
that he would give attention to this request.''
Mr. Trott displayed a drawing of the development so the various aspects under
discussion could be studied more closely.
Mr. D.W. Byron, 916 Silver Spur Road, Rolling Hills, appeared as Mr. McGee's
representative.
It was pointed out to the Board that two changes had been made which should meet
with their approval:.
1. The 8 parking spaces for guests had been increased to 20.
2. The grade of the lot had been 10',r,/ered so that the top of the garages would not
be over the height of a 6 1 block wall which is allowable under code.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS AUGUST 24th, 1970 MEETING.
The following points were brought to the attention of the Board by the Building
Director:
I. Although 180 units are allowable under code on this particular property,
the developers have planned only 100.
2. If the variance is granted, the turning radius into the garages will be
28 1 which is 5 1 more than the minimum of 23 1 •
3. The minimum inside measurements required by code is 8½' x 20 1 on garages;
the measurements for the garages in this development is 9 1 x 20 1 •
4. If the variance is not granted and a 5 1 vacant space results between the
side wall and the back of the garages, that space will be wasted and
debris will tend to collect there.
Chairman invited anyone who wished to speak for or against the variance to come
forward.
No one appeared for or against the variance.
A motion was made by Comm. Lagan, seconded by Chairman Williams, to refer the
request for variance back to the City Council with a recommendation to grant
the variance.
Motion carried by the following vote:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
Building Director read a suggested Resolution.
A motion was made by Chairman Williams, seconded by Comm. Lagan, to adopt B.Z.A.
Resolution 154-26, recommending to the City Council that the variance be granted
to Roger L. McGee as requested on property located at 1821 Pacific Coast Highway
and 1820 Ardmore, for the following reasons:
I. The property will be graded so the garage walls on the property 1 ine will
not extend over six feet (6) above the adjoining property grade.
2. Allowing the garage walls to extend to the sideyard property 1 ines will
allow additional turning radius, thus providing better accessibility to
the garages.
Granting the variance should be subject to the following conditions:
1. The developer shall provide a minimum of twenty (20) guest parking spaces,
said spaces to be clearly identified and marked 11 guest parking 11 •
2. Garage walls shall not exceed six (6) feet above the adjoining property
grade.
Motion carried by the following vote:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
Chairman Williams, noting that a majority of the Planning Commission members
were now present, suggested that the Board could now return to its consideration
of Agenda Item 2. He asked Planning Director, Robert Crawford, if he would 1 ike
to present the Planning Commission's views against the variance on property at
144 and 148 Lyndon, Harold Margrave, owner
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF AUGUST 24, 1970
Mr. Crawford said he would and displayed a zoning map for reference.
He said he would like to clear up a misconception that the Residential-
Professional Zone was overlooked when the R-3 Zone was changed as this was not
the case.
Mr. Crawford said that when the R-3 Zone was changed a year ago, the Planning
Commission discussed the R-P Zone;, but decided that because the R-P Zones were
located in transttional areas, It would be better to leave the R-P Zones as is,
until it is decided whether those zones should be changed to commercial or back
to residential. Leaving the R-P Zones as is, he said, was not an oversight,
but deliberate.
Hr. Crawford stated that in the eyes of the Planning Conmission, any substantial
development at this time, especially in the realm of small apartment buildings,
would probably be a mistake.
Chairman Williams asked if the developer could, according to code, build a
duplex or a single apartment house containing 9 units If the variance is finally
denied by the City Council.
Hr. Crawford stated that he could. He said the major difference would be in
the parking which would have to be entirely underground with 9 units. In that
case there would be one entrance on one street, and one exit on the other street.
Chairman asked if anyone in the audience would like to speak for or against the
variance.
Mr. Roy Lyons, 160 First Street, stated that he had decided to attend the meeting
to speak in favor of the variance, but after 1 istening to the discussion, was
now torn between two views. On the one hand, he said, it's too bad to have two
perfectly good lots just setting vacant; on the other hand, if the Planning
Conmission really believes the area is going to develop as fast as they think,
then it would probably be a mistake to go ahead with an apartment building of
any kind. He said that whatever the decision is, however, the developers should
not be left hanging. A decision should be made without undue delay in all fairness
to the owners.
Mr. s. Gorsline, 43 Monterey, also appeared against the variance. He said that
what is good for one, is good for all, and if the variance is granted, then the
whole street should be opened up to anyone who wants to build.
A member of the Planning Commission said the thing they are most concerned with
now is that a development such as this, would slow down top commercial develop-
ment in the next year or two. He said that Herondo stands to become one of the
prime commercial developments in the South Bay area, and will, in all probability,
become not only an economic asset to the City, but an area that Hermosa Beach
can point to with pride.
After further discussion, a motion was made by Comm. Ostermann, seconded by
Chairman Williams, to recommend to the City Council that the variance be
~ denied.
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF AUGUST 24, 1970.
Motion carried by the following vote:
AYES: Comn. Ostermann, Comn. Lagan, Chairman Williams.
NOES: None
Building Director, Bud Trott, read a portion of a suggested resolution.
A motion was made by Comn. Ostermann, seconded by Comm. Lagan, to adopt B.Z.A.
Resolution 154-27 which would recommend to the City Council that the variance
request by Harold Hargrave on property at 144 and 148 Lyndon be denied for the
following reasons:
I. The Planning Comnission has determined that a general study of the area
is needed and the proposed development might not be compatible with the
future growth of the area.
2. The Board of Zoning Adjustments, in granting this variance originally,
acted in haste without the full knowledge of the pending improvements
planned for the area and the intent of the zoning ordinance.
Motion carried by the following vote:
AYES: Comn. Ostermann, Comn. Lagan, Chairman Williams.
NOES: None
POST AGENDA ITEM:
It was agreed, as long as the hour was early, and a majority of members of
both the B.Z.A. and the Planning Convnission were present, that some discussion
would be in order. Mr. Crawford, City Planning Director, stated that he would
1 ike to bring the B.Z.A. up to date on what his Convnission is trying to do on
the various zoning ordinances:
Points discussed were:
1. Assemblage of lots into larger plots.
2. Open spaces required of builders and where located.
3. Efforts to lower the population density of the City.
4. Spacing between buildings; back as well as side and front.
5. Feasibility of making the conditional use permits hearings assignable, that
is, assign some of the hearings to the B.Z.A. when the P.C. is overloaded.
6. Improve communication between the two Boards, particularly in regard to
Planning Commission's plans.
7. Notification of the Planning Commission of cases due to be heard.
8. Planned development zone.
9. Invitation from the Planning COlllllission to the B.Z.A. members to attend
not only their general meetings, but the subcorrmittee meetings as well.
A motion to adjourn was made by Chairman Williams, seconded by Convn. Lagan.
Mot i on car r i ed .
Meeting adjourned at 8:49 p.m.
L :E. Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, OCTOBER 12, 1970
Meeting called to order at 7:30 p.m. by Chairman, Richard Williams.
Chairman led in salute to the Flag.
Members present: Chairman Richard Williams, Commissioners L.E.Ostermann, and
David Lagan, Jr; also Building Department Inspector, Robert
Dempsey, and Building Department Secretary, Marie Betcone.
(Building Director, Bud M.Trott, was absent due to vacation.)
AGENDA ITEM I:
A motion was made by Chairman Williams, seconded by Comm. Lagan, to approve
the minutes of the meeting of August 24, 1970, as submitted. Motion carried
unanimously.
AGENDA ITEM 2:
Secretary of the Board, L.E.Ostermann, read the application for a variance as
follows:
•~pplication for a variance by Albert Wayne Unruh on property located at 421
Monterey. Applicant would convert an existing single-family residence with an
existing one-car garage, located in an R-3 zone, into three units, providing two
additional parking spaces (8.5 ft. wide by 21 ft. deep), in 1 ieu of the two-car
garage and one parking stall that would be required."
Chairman Williams asked if any communication had been received relative to the
requested variance. He was informed that none had been received.
Applicant, Mr. Albert Wayne Unruh, was invited to state the reason for the
variance request.
Mr. Unruh said he had bought the property from Mr. McKinzie last June as an
existing 3-unit apartment building, and had obtained a renewal of an apartment
house business license shortly thereafter. He said he was, therefore, shocked
to be notified that he was in violation. He said he would never have purchased
the property had he had any inkling that it was not a legal apartment house.
Mr. Unruh presented as proof that the building had been used as a 3-unit apart-
ment house, letters from Dr. Robert Lemaster, a former tenant, and Mr. Rudolph
Lingenfelder, whose wife had been a tenant at one time. Mr. Unruh also read a
letter from Mr. Jack Wise concerning R-3 use of the structure sometime in the past
during a period when Mr. Wise had owned the property.
Building Inspector, Robert Dempsey, stated that its use an an apartment building
was illegal as it was built as a single-family dwelling and no permits were ever
issued for its conversion from a single-family residence into a 3-unit apartment
building.
Mr. Dempsey further stated that Mr. Unruh was advised that the building and
premises, as it exists, could not be approved as an apartment house because it
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF OCTOBER 12, 1970
does not conform to building codes. He said that Mr. Unruh was informed that
if the B.Z.A. did grant the request for a zoning variance for a 3-unit apart-
ment house, then Mr. Unruh would have to go before the Board of Appeals and
request a modification of the City 1 s Building Codes.
Mr. Unruh denied ever having been notified that he would have to appear before
the Board of Appeals. Building Department Secretary, Marie Betcone, verified
Mr. Dempsey's statement of the notification, giving more details as to time and
place when applicant was notified by Mr. Trott.
Mrs. Betcone stated that the determination the B.Z.A. must make would be with
respect to variance from required parking and not with the building code require-
ments.
Mr. Dempsey said a 3-unit apartment house required four parking spaces according
to present code and there was absolutely no way to get four in.
Mr. Unruh said he was not clear as to the exact duties of the Board of Zoning
Adjustments. He was informed that the Board was created for the purpose of
dealing with zoning problems only, such as lot splits or variances, and does
not deal with building code modification or violations.
Mr. Unruh asked for proof that the building had been used as a single family
dwelling. Mr. Dempsey replied that Mr. Unruh had his word as a building
inspector for the City of Hermosa Beach.
Mrs. Betcone pointed out that the seller did not furnish the buyer, Mr. Unruh,
with a "Report of Residential Dwelling11 as provided for under the law commonly
knCMn as the "Truth in Real Estate11 law. This report would have supplied the
information that the Building Department records indicated a single-family
residence, and Mr. Unruh would have knCMn this prior to close of escrCM.
Comm. Lagan conmented that it appeared to him as if the buyer had grounds for
a civil suit and he sympathized with him, but, he said, the function of the
Board of Zoning was not for the purpose of righting a misrepresentation by the
seller.
Mr. Max Strehler, a neighboring property ONner, asked if the duplex on the lot
just north of Mr. Unruh's property was legal. Mr. Dempsey told him that it is
a legal duplex with a 3-car garage in the rear.
Chairman Williams asked if anyone else would like to appear for or against the
variance. No one appeared.
Public hearing closed at 8:08 p.m.
After a short discussion by Board Members, Comm. Lagan, seconded by Chairman
Williams, made a motion that the application for a variance be granted as re-
quested by Mr. Unruh.
Motion failed to carry by the following vote:
AYES: None
NOES: Chairman Williams, Comm. Ostermann, Comm. Lagan.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF OCTOBER 12, 1970
A motion was made by Chairman Williams, seconded by Comm. Ostermann, to adopt
B.Z.A. Resolution 154-28 denying a variance to Mr. Unruh on property at 421
Monterey for the following reasons:
1. There are no exceptional or extraordinary circumstances or conditions
applicable to the property involved.
2. It appears that the structure was built to be used as a single-family
residence and that the previous owner used the dwelling as a single-family
residence.
3. It has not been shown 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.
Motion carried by the following vote:
AYES: Chairman Williams, Convn. Osterman, Comm. Lagan
NOES: None
Mr. Unruh was informed that his variance had been denied b~t he had the right
to appeal to the City Council within 10 days if he so desires.
A motion was made by Comm. Lagan to adjourn to the next regular meeting of
October 26, 1970. No objections.
Meeting adjourned at 8:13 p.m.
r,
i! ~ Dst:a::= 0,
L.E. Osterman, Secretary ichard Wll iams, Cha i rman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, OCTOBER 26, 1970
Meeting called to order at 7:39 p.m. by Chairman, Richard Williams.
Chairman led in salute to the flag.
Members present: Chairman Richard Williams, Co1T1T1issioners L.E. Ostermann, and
David Lagan, Jr; also Building Department Secretary, Marie
Betcone. (Building Director, Bud M.Trott, was absent due to
vacation.)
AGENDA ITEM I:
A motion was made by Chairman Williams, seconded by Conm. Ostermann, to approve
the minutes of the meeting of October 12, 1970, as submitted. Motion carried
unanimously.
AGENDA ITEM 2:
Secretary of the Board, L.E. Ostermann, read application for variance as
follows:
11Appl ication for a variance from William P. Engel, 1534 Strand, Lot 6, Block 16,
Hermosa Beach Tract.
Applicant would convert existing single family residence into two units, pro-
viding existing 4 enclosed garage spaces, (2 tandem 36 1 deep x 23' wide inside
clear measurement) in 1 ieu of required enclosed two-car garage (18' x 20 1 inside
clear measurement) and one open parking space allowed. Erect roof over portion
of balcony at 2nd floor level front; said balcony to extend to within 1 1 of
property line with roof overhang to within 11 of property I ine in front.11
Chairman asked if any communication had been received relative to the requested
variance. He was informed that none had been received.
Board members were given plans of structure to be remodeled.
Mr. William Engel, applicant, appeared before the Board to answer questions.
In reply to a question from Chairman as to how the Building Department viewed
the request, Mrs. Betcone assured Chairman that Mr. Trott had taken the application
and discussed it with her before he left on vacation. As a result, she had
written down some recOITITlendations that had been mailed to them in the letter of
analysis. She stated that the only deviation from the parking code would be the
tandem parking.
Mrs. Betcone supplied Board members with copies of the sections in the Zoning
Code covering garage requirements.
Mr. Don Hovis, 1848 South Elena, Redondo Beach, Architect for the applicant,
appeared before the Board. He said as a result of some research he had done on
the length of automobiles, he could assure the Board that there would be plenty
of room for two cars in the 36' provided. He stated that out of 37 American
made automobiles, only 8 are over 18 1 long.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF OCTOBER 26, 1970
Mr. Hovis also stated that the proposed balcony will be similar to the one
added to the house next door at 1540 Strand for which a variance was obtained
several months ago.
Public hearing was closed at 7:44 p.m.
Following a short discussion among the Board members, a motion was made by Comm.
Ostermann, seconded by Chairman Williams, to grant the application as requested.
Motion carried by the following vote:
AYES: Chairman Williams, Comm. Lagan, Comm. Ostermann
NOES: None
A motion was made by Conm. Ostermann, seconded by Chairman Williams, to adopt
B.Z.A. Resolution 154-29, granting the variance as requested for the following
reasons:
I. One extra parking space would be provided and all parking will be enclosed.
2. The requested variance will not be detrimental to surrounding properties.
3. Granting this variance will not adversely affect the General Plan.
Motion carried as follows:
AYES: Convn. Ostermann, Conm. Lagan, Chairman Williams.
NOES: None
AGENDA ITEM 3:
Secretary Ostermann read Agenda Item 3 as follows: 11Appl ication for variance
from Kenland Development, Inc., SW corner of 2nd Street and Valley Drive, Parcels
1, 2, 3, 4, 5, and 6, per metes and bounds description, Exhibit 11A11 as submitted.
Applicant would erect 168 unit apartment house complex having 31,600 square ft.
of usable outdoor yard and open space, and 2000 sq. ft. of enclosed recreational
area in 1 ieu of 33,600 sq. ft. of required outdoor yard and open space."
No convnunications were received regarding application.
Mr. Peter Tillson, 17422 Prarie Avenue, Torrance, California, appeared before
the Board to represent the applicant. He pointed out from blueprints certain
changes that had been made and the reasons behind them.
Public hearing closed at 7:49 p.m.
A motion was made by Convn. Lagan, seconded by Comm. Ostermann to grant the request
Motion carried by the following vote:
AYES: Chairman Williams, Conm. Lagan, Comm. Ostermann.
NOES: None
A motion was made by Comm. Ostermann, seconded by Chairman Williams, to adopt
Resolution B.Z.A. 154-30 granting the variance as requested for the following
reasons:
I . The intent of Article 6, Section 607, to provide recreational area and open
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF OCTOBER 26, 1970
space for landscaping will be met by the granting of this request.
2. The granting of this variance will not be materially detrimental or in-
jurious to other properties in the invnediate area.
3. The requested variance is not in conflict with the general plan.
Motion carried by the following vote:
AYES: Chairman Williams, Comm. Ostermann, Comm. Lagan
NOES: None
Meeting adjourned at 7:56 to the next regular meeting of November 9, 1970.
L.E. Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, NOVEMBER 9, 1970
Meeting called to order at 7:32 p.m. by Comm. Ostermann, acting chairman in
Chairman Richard Will iams 1 absence.
AGENDA ITEM I :
Chairman 1ed in a salute to the Flag.
Members present: Convn. Gene Ostermann, Comm. David Lagan, Jr., Corrvn. Joe Noble,
of the Planning Corrvnission who substituted for Corrvn. Richard
Wi11 iams (who was out of t0wn due to business). Also present
was Bud M. Trott, Building Director.
Comm. Lagan stated that, speaking for the Board, he would I ike to welcome Mr.
Trott back from his vacation.
AGENDA ITEM 2:
A motion was made by Comm. Ostermann, seconded by Comm. Lagan, to approve the
minutes of the meeting of October 26, 1970, as submitted. Motion carried unani-
mously.
AGENDA ITEM 3:
Bud M. Trott, acting as Secretary of the Board, read Agenda Item 3 as fo11ows:
•~pp1ication for variance from Jeri1ou and Roger Cossack, 3422 Hermosa Avenue;
Lot 3, Block 101, Shakespeare Tract. App1 icant would remove 6 1 x 8 1 enclosed
porch and wooden stairs on front of single residence and replace with open wood
deck and stairs extending 6 1 x 24' along front of residence approximately 4 1
above grade and encroaching into required 10 1 front setback to within 1 1 311 of
front property 1ine. Existing residence with existing porch encroaches to with-
in 1 1 311 of front property 1 ine.11
Board members examined drawings that had been submitted.
Chairman was told that there had been no communications received regarding
requested variance.
Public hearing opened: no one appeared.
Pub) ic hearing closed.
Asked how he felt about the request, Building Director, Bud Trott, stated that
he felt the variance could be granted without its having a detrimental effect
on anyone.
Jean G1eis, 3436 Strand, requested permission from Chairman to make a comment.
Receiving permission, she stated that she just wanted to say that the house next
door to the one under discussion, has the same kind of encroachment into the front
yard setback as the one under discussion would have.
After further discussion, a motion was made by Comm. Lagan, seconded by Chairman
Ostermann, to grant the request.
PAGE 2 -BOARD OF ZONING ADJUSTMENTS MINUTES OF MEETING OF NOVEMBER 9, 1970
Motion carried by the following vote:
AYES: Chairman Ostermann, Comm. Lagan, Co,rvn. Noble
NOES: None
A motion was made by Chairman Ostermann, seconded by Comm. Lagan, to adopt B.Z.A
Resolution 154-31, granting the request by the applicant for the following
reasons:
1 . The proposed deck would not change the existing encroachment except at the
northerly end of the structure.
2 . The open deck and stairs would afford better visibility than the existing
porch for the adjoining property owners.
3 . The granting of such variance will not be materially detrimental to the
public welfare or injurious to 'the property or improvements in such vicinity
and zone in which the property is located.
Motion carried by the following vote:
AYES: Chairman Ostermann, Convn. Lagan, Convn. Noble.
NOES: None
AGENDA ITEM 4:
Agenda item 4 was read as follows: "Reevaluation, at City Council's request, of
B.Z.A. Resolution 154-28 which denies Albert Unruh a variance that would have
enabled him to convert an existing single-family residence with a 1-car garage
into 3 units with the addition of 2 parking spaces, in lieu of the required 3-
car garage and 1 parking stall. Property located at 421 Monterey, Hermosa Beach,
Cal ifornia.11
Secretary read a memo from the City Council as follows: 11At their regular meeting
held on November 4, 1970, the City Council considered the appeal of Albert Wayne
Unruh from the decision of the Board of Zoning Adjustments, as set forth in
Resolution B.Z.A. 154-28, adopted October 12, 1970, to deny his request for a
variance to permit conversion of a single-family residence with a 1-car garage,
into three units with the addition of two parking spaces in lieu of the required
3-car garage and one parking stall. The action of the City Council was to re-
turn this request to your body for reevaluation.11
Secretary also read a card received from Mrs. L.Tiefel, 526 Manhattan Avenue,
expressing herself as being against granting the variance.
Mr. Alfred Unruh, owner of the property in question, appeared before the Board.
He said he would 1 ike to emphasize that he had a license, issued by the City of
Hermosa Beach to operate a triplex.
Comm. Lagan pointed out that the original I icense was obtained fraudulently by
the former owner, and the document that Mr. Unruh had in his possession is merely
a renewal of that original license.
Mr. Unruh stated that he would also like to point out that he had put out more than
$4000 into improvements on the property and had the receipts to prove it.
·-When asked if, in making those improvements, Mr. Unruh had taken out the necessary
building permits, he said that he was not aware at the time that permits were
necessary, but was willing to remedy that at any time.
PAGE 3 -minutes of the Board of Zoning Adjustments meeting of November 9, 1970
Convn. Noble said that in order to clarify certain details in his o.-.rn mind, he
would appreciate Mr. Trott 1 s reading the letter analyzing the application, and
sent to Board Members September 29, 1970. This Mr. Trott proceeded to do.
Comm. Noble asked Mr. Unruh if he had not been furnished with a "Report of
Residential Dwel 1 ing" by the seller when he bought the property last June. Mr.
Unruh replied that this was his first purchase of real estate and he did not kno.-.r
that it was required.
Mr. Trott stated that the City does not have a legal obi igation to rectify a
misrepresentation suffered by the buyer. He said, however, that there could be
the possibility of a moral obi igation in the case. He suggested that the
commissioners might wish to consider the case from that angle also. Mr. Trott
expressed his opinion that it does constitute a hardship case.
A member of the Board sugg~sted that the Board is not obi igated to remedy every
misrepresented sale in the City of Hermosa Beach.
Mr. Unruh presented as evidence that the building had been used as a triplex,
letters from the former owner, James McKinzie, Dr. Robert Lemaster, a former
tenant, Mr. Rudolph Lingenfelder, whose wife had been a tenant at one time, and
Mr. Jack Wise, a former owner.
Comm. Lagan stated to Mr. Unruh that if it were simply a variance allowing R-3
usage, it would be a simple matter, but, he said, the case involves more than
that, for example: the critical parking problem within the city, the fact that
the low ceiling, insufficient square footage, and several other items, would mean
that it would still be far from measuring up to City codes. He also pointed out
the fact that if this request were granted, it would be setting a precedent where
other property owners cauld demand a variance on the same grounds.
Mr. Unruh said that he believed if the convnissioners would come out for a personal
inspection of the property, it would make a favorable impression on them; where-
upon, the date of November 23, between 4:30 and 5 p.m. was agreed upon for the
commissioners to meet with Mr. Unruh on his property at 521 Monterey, to make
an inspection of the property in question.
A motion was made by Chairman Ostermann, seconded by Comm. Noble, to continue the
hearing to the next regular meeting of November 23, 1970.
Motion carried by the following vote:
AYES: Chairman Ostermann, Comm. Lagan, Comm. Noble
NOES: None
A motion was made by Comm. Lagan, seconded by Comm. Noble that the meeting be
adjourned to the next regul~r meeting of November 23, 1970. Motion carried
unanimously at 8:31 p.m.
Gene Ostermann~ Chai rman pro tern
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN COUNCIL CHAMBERS,CITY HALL, HERMOSA BEACH, CALIFORNIA, NOVEMBER 23, 1970
Meeting called to order at 7:29 by Chairman Richard Williams.
Chairman led in salute to the Flag.
Roi I cal I: Chairman Richard Wi 11 iams, Comm. Gene Ostermann, Comm. 0avid ·-Lagan, Jr.,
Building Director, Bud M. Trott.
AGENDA ITEM I :
A motion was made by Chairman Williams, seconped by Comm. Lagan, to approve the
minutes of the meeting of November 9, 1970. Motion carried unanimously.
AGENDA ITEM 2:
Agenda item 2 was read by Secretary of the Board, Gene Ostermann, as follows:
"Application for realignment of three lots by Frank P. Bauer, ·sE corner of 10th
Street and Prospect Avenue: Lots 1, 2, and 3, Block 144, Redondo Villa Tract.
In order to realign the lot 1 ines so the lots will front on 10th Street, rather
than Prospect. 11
Chairman inquired if there had been any communications -none had been received.
Public hearing opened at 7:31.
Timothy 0 1 Connor, attorney, 1847 Elena, Redondo Beach, appeared on behalf of
the buyer of the property in question. He stated that the structures on the
3 lots were demolished in 1962 and the lots had not had anything on them since
that time. He said the property is now in escrow.
Mr. O'Connor said there had been no change in the overall property I ines of the
three lots, but a realignment enabling them to front on 10th Street instead of
on a busy street 1 ike Prospect, would give the owner a more realistic use of
the land, both from an economic standpoint and from the standpoint of safety.
Public hearing closed.
Mr. Trott stated that he felt that a realignment would be advantageous both to
the City and to the owner.
No one else appeared either for or against the variance.
A motion was made by Chairman Williams, seconded by Comm. Lagan, to grant the
request.
Motion carried as follows:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
A motion was made by Chairman Williams, seconded by Comm. Ostermann, to adopt
B.Z.A. Resolution 154-32 granting a realignment of the three lots on the NE corner
of 10th Street and Prospect Avenue, for the following reasons:
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF NOVEMBER 23, 1970.
1. The granting of this realignment will not be detrimental to the pub} ic
welfare or injurious to the property or improvements in such vicinity and zone
in which the property is located.
2. The additional width of these lots will provide wider side yards and more
latitude in the development of these properties.
3. The granting of this realignment of lot 1 ines will not adversely affect the
comprehensive general plan.
Granting of the foregoing Resolution to be subject to the following conditions:
1. Owner to submit final parcel map to the public works Director for approval.
2. Lot realignment to be recorded as prescribed by the subdivision regulations.
Motion carried as follows:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
AGENDA ITEM 3:
Agenda item 3 was read as follows:
•~ppl icant would add to an existing single-family residence: A 2-car garage of
537 sq. ft. in floor area on the first floor, and 852 sq. ft. of living area on
the second floor. Said addition to be over 40% of the existing structure with
a nonconforming easterly sideyard of 3 1 611 in 1 ieu of required 5' and nonconforming
porch encroaching into required front yard."
No convnunications received.
Pub I ic hearing opened.
Nancy Rodee appeared before the Board. She said she would be glad to answer
any questions concerning the addition.
The proposed changes were pointed from the plans by Building Director, Trott.
No one else appeared either for or against the variance.
Public hearing closed.
A motion to grant was made by Comm. Lagan, seconded by Chairman Williams, and
carried by the following vote:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None.
A motion was made by Comm. Lagan, seconded by Chairman Will iarns, to adopt
Resolution 154-33 granting the variance at 945 8th Place as requested, for
the following reasons:
1. The new addition will comply with all building and zoning regulations, plus
providing for additional garage parking.
2 . The granting of this variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located.
3. The proposed addition will upgrade and enhance the subject property and
surrounding area.
4. The granting of such variance will not adversely affect the comprehensive
General Plan.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF NOVEMBER 23, 1970
Motion carried as follows:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
AGENDA ITEM 4:
Secretary Ostermann read Agenda Item 4 as follows:
"Continued review of variance denied Albert Unruh on property at 421 Monterey
under Resolution B.Z.A. 154-28."
No further communications received.
Chairman Williams opened the continued hearing by asking if anyone wished to
speak for or against the variance. No one so desired.
Building Director, Bud Trott, stated that although there is no record in the
Building Department of the above property being used as a triplex, there is 1 ittle
doubt that it has been so used. He said he is convinced that there is also a
hardship factor involved in this case.
Chairman Williams stated that after inspecting the property personally with the
Board that afternoon, there appeared to be more square footage than he had expected.
Comm. Lagan said he was still worried about the case opening the door for other
property owners to make similar requests. Mr. Trott replied that each variance
request would simply have to be judged on its own individual circumstances.
A motion to grant the variance was made by Chairman Williams, seconded by Comm.
Ostermann. Motion carried as follows:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams
NOES: None
A motion was made by Comm. Ostermann, seconded by Chairman Williams, to adopt
B.Z.A. Resolution 154-34 granting a variance on the property at 421 Monterey as
requested for the following reasons:
I. Additional testimony indicates that the property has been used as three units
for long periods of time in the past, and the owner, Mr.Unruh, would be denied
the same rights as other property owners in the area if the variance denial is
upheld.
2. The granting of this variance would not adversely affect the comprehensive
General Plan.
3. It has been demonstrated that the denial of this variance would constitute an
undue hardship as Mr. Unruh understood, in purchasing the dwelling, that it
was a legal 3-unit residence.
Motion carried by the following vote:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams
NOES: None
Mr. Trott informed Mr. Unruh that he would now have to go back to the City Council
for their approval.
Mr. Unruh expressed his thanks.
Meeting adjourned at 8:02 p.m.
/
G.-., Qt_--4-_ 'JtU
Gene Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, CALIFORNIA, DECEMBER 14, 1970.
Meeting called to order at 7:28 p.m. by Chairman Williams.
Chairman Jed in salute to the Flag.
Roll call: Chairman Richard Williams, Convn. Gene Ostermann, Comm. David
Lagan, Jr., Building Director, Bud H. Trott.
AGENDA ITEM I:
A motion was made by Chairman Williams, seconded by Comm. Lagan, to approve
the minutes of the meeting of November 28, 1970, Motion carried unanimously.
AGENDA ITEM 2:
Agenda item 2 was read by Secretary of the Board, Gene Ostermann, as follows:
"Application for variance from Kenneth Komick and Don Larson on property
located at 16 Hermosa Avenue: Lot 3, Block 42, 1st Addition to Hermosa Beach.
Applicants would extend balconys on fi_rst and second floor of apartment
house now under construction at above location, to front property line in
I ieu of 1 1 from property I ine.11
Chairman was informed that no communications had been received.
Public hearing opened.
Kenne th Korn i ck, co-owner, appeared be fore the Boa rd. He stated that when he
bought the property, he thought he was buying two lots, 'JO'x 80 1 , but the
lots turned out to be 41 shorter than the maps indicated, in other words, 76 1
long instead of 80'. He said the loan had already been closed and the
foundation under construction when this fact was discovered, otherwise, he
would have had his plans redrawn. Under the circumstances, he compensated
for 2 1 of the 4 1 shortage by making the buildings 2 1 shorter. Another 1 1
was cut off the balconys, making them 3 1 wide instead of 4 1 but that still
left the balconys up to the property line instead 11 back from I ine as City
code specifies.
Building Director, Bud Trott, explained why the lot was 4 1 shorter than shown
on City maps. He said when Palm Drive was put in, it was put in 4 1 farther
to the West than it was supposed to be, thus Hr. Komick 1 s property lost 4 1
while Jots on the east side gained 4 1 • He stated that commercial properties
in the same neighborhood extend right to the property I ine and are allowed by
code to do so, therefore, ft would not be a case of Hr. Komick's property
extending to the property line while other structures in the neighborhood had
a deep setback.
No one appeared for or against the variance.
Public hearing closed.
A motion was made by Convn. Lagan, seconded by Comm. Ostermann, to grant the
request. Motion carried by the following vote:
AYES: Conwn. Lagan, Ostermann, Chairman Williams.
NOES: None
l
-----------------
PAGE 2 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING OF DECEMBER 14, 1970
C011111, Lagan made a motion, seconded by Chairman Williams, to adopt BZA
Resolution 154-35 granting the variance requested at 16 Hermosa Avenue, to
all<M balconys on the first and second floor to extend to the property 1 ine
in lieu of I' setback, for the following reasons:
1. The granting of this variance will not be materially detrimental to the
public welfare, or injurious to the property or improvements in such
vicinity and zone in which the property is located.
2. The proposed variance would be mutually advantageous to the City and to
the builder as, 1-the proposed variance would tend to upgrade and enhance
the subject property and surrounding area, and 2-it would give the
tenants more outdoor 1 iving area.
3. The granting of such variance will not adversely affect the comprehensive
general plan.
Motion carried as follows:
AYES: Conrn. Lagan, Conm. Ostermann, Chairman Williams
NOES: None
AGENDA ITEM 3:
Agenda item 3 was read as follows:
"Application for variance from Kenneth Komick and Don Larson on property lo-
cated at 22 Hermosa Avenue: Lot 4, Block 42, 1st Addition to Hermosa Beach.
Applicants would extend balconys on first and second floor of 4-unit apartment
house now under construction at above location, to front property 1 ine in lieu
of 1 ' from property 1 i ne. 11
No correspondence received.
Public hearing opened
Mr. Komick said this request is identical to the one just acted upon as the
two buildings are identical.
Mr. Trott stated that the two identical buildings are on two separate, though
adjoining, lots which necessitates two resolutions, identical except for the
first resolution specifying #16 Hermosa, and the second specifying #22 Hermosa.
No one appeared for or against the variance.
Public hearing closed.
Conm. Lagan made a motion, seconded by Chairman Williams, to grant.
Motion carried by the following vote:
AYES: Comm. Lagan, C011111. Ostermann, Chairman Williams
NOES: None
Comm. Lagan made a motion, seconded by Chairman Williams, to adopt BZA Resolution
154-36 granting the variance requested at 22 Hermosa Avenue to extend balconys
to the property line in lieu of maintaining a 1 1 setback, for the following
reasons:
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF DECEMBER 14, 1970
1. The granting of this variance will not be materially detrimental to the
public welfare, or injurious to the property or improvements in such
vicinity and zone in which the property is located.
2. The proposed variance would be mutually advantageous to the City and to
the builder as, 1-the proposed variance would tend to upgrade and enhance
the subject property and surrounding area, and 2-it would give the
tenants more outdoor living area.
3. The granting of such variance will not adversely affect the comprehensive
general plan.
Motion carried by the following vote:
AYES: Conm. Lagan, Conm. Ostermann, Chairman Williams.
NOES: None
It was moved and voted unanimously to adjourn to the meeting of January 11,
1971 as no appl icatlons had come in for the meeting of December 28, 1970.
Meeting adjourned at 7:39 p.m.
Dated --------
Gene Ostermann, Secretary
, . I
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON JANUARY 25, 1971 AT 7:30 P.M.
MEETING CALLED TO ORDER AT 7:36. Salute to the flag.
ROLL CALL: Present -Comm. Williams and Osterman. Comm. Noble of the
Planning Commission acted in place of Comm. Lagan
who was absent.
Absent -Comm. Lagan (out of town)
A motion was made by Comm. Osterman to approve the minutes of the meeting
of December 14, 1970. Comm.Williams seconded the motion, and Comm. Noble
passed. Motion carried.
PUBLIC HEARING -BOB'S BIG BOY RESTAURANT
The request for variance was read. The variance requested a zero foot rear
setback for restaurant to be constructed at 1025 Pacific Coast Highway,
lot l, tract 223, and lot l, block 2, tract 6851, in lieu of the required
3 ft. setback at rear.
Mr. D. Warren, Attorney for Bob's Big Boy Inc., address 1001 E. Colorado,
Glendale, spoke for his client. He stated that he would be happy to answer
any questions the Board members might have. The property, he stated,
needed to be developed as requested in order to put their standard building
on the site.
Mr. Warren further stated that the trash area would be confined to the inside
of the building, and that this would allow room for landscaping on the outside.
Mr. Trott, Acting City Manager and Building Director, explained to the Board
members that the three ft. set back requirement in the rear of commercial
properties had originally been so established to provide an area for trash
containers. In this particular instance, the proposed restaerant would abut
an alley and the encroachment would extend only along that portion of the
structure to be built along the northwest line. The alley at this point
is twenty feet in width, and deadends against the other lot on which the
restaurant would be also located.
The Board members examined blue prints of the development. Comm. Noble inquired
about turning radius. Mr. Trott advised that there was ample parking space, and
more than sufficient ingress and egress.
The Chairman asked whether anyone in the audience wished to speak for the application.
No one spoke. He asked whether anyone wished to speak in opposition. No one spoke.
The public hearing was closed.
Comm. Noble felt the requested variance would not be detrimental to surrounding
property owners, and that he would be in favor of the variance. The members
discussed the proposal and felt in general, that it would be an improvement
in that area.
B.Z.A. MINUTES JAN. 25, 1971 CONTINUED: Page 2
Motion was made by Comm. Noble, seconded by Comm. Williams to approve the
application for variance. Motion carried unanimously.
Comm. Noble then made a motion, which was seconded by Comm. Osterman,
to adopt Resolution B.Z.A. 154-36 granting a variance to permit zero ft.
rear setback in lieu of required three ft. rear setback on a proposed
restaurant to be constructed at 1025 Pacific Coast Highway, lot 1,
Tract 223, lot 1, blk. 2, Tract 6851, for the following reasons:
l. The requested variance wi 11 not be detrimental to surrounding property
owners, since the encroachment to zer<ikft. rear setback will involve only
that portion of the building which is to be constructed along the north-
west line. This particular section of the structure does not abut other
properties, but lies along a twenty ft. wide alley and therefore, wi 11
not interefere with 1 ight or ventilation.
2. There will be no traffic problems with ingress or egress since the
applicant has two places of access along Pacific Coast Highway, and the
alley ingress to the rear is not a through alley which might be used
by the general public.
3. There would be no conflict with the Comprehensive General Plan.
Motion carried by unanimous vote.
Motion was made by Comm. Williams, seconded by Comm. Osterman, to adjourn .
Motion carried unanimously.
Meeting adjourned at 7:46 pm.
L
~stermann, Secretary Richard Williams, Chairman
SUMMARY OF JOINT MEETING OF BOARD OF ZONING ADJUSTMENTS AND PLANNING COMMISSION
January 25, 1971 7:50 P.M. Council Chambers, City Hall
Present: Mr. Robert Crawford, City Planner. Planning Commissioners -
Joe Noble, J. Mike Foote, Laird Stabler, Charles Toole, Pete Watters
Bud M. Trott, Building Director and Acting City Manager. Board of
Zoning Commissioners -Dick Williams, L. E. Osterman
Mr. Crawford, opened the informal meeting and explained to the members present
that this workshop meeting was an attempt to establish better communication
between the two groups. He commented that one of the reasons for the meeting
was the concern over granting variances which were not adequately justified.
He added that during the time the Planning Commission was handling variances,
they had granted a number of variances which he believed were not legal.
This evening he had noticed the Board of Zoning Adjustments was doing the
same thing. He explained the four findings in fact which are the only val id
reasons for granting a variance under our present Zoning Ordinance, and
that these reasons should be, but are not always given attention whenever a
request for variance is heard.
There was some discussion among those present with respect to the conditional
use permits now being heard by the Planning Commission and the possibility
of the Board of Zoning Adjustments handling these in the future. The possible
increase of use of conditional use procedure was also discussed.
Mr. Trott advised that the Board of Zoning Adjustments consisted of a three man
board, and one alternate. When one of the members was absent, it was necessary
to call upon the alternate, the Chairman of the Planning Commission -Mr. Joe
Noble, to attend the meeting and thus create a quorum. Mr. Trott added that this
might not always be possible for Mr. Noble, and he suggested that other
Commissioners be appointed. Various ways of establishing an orderly method
of doing this were proposed by the members of both groups . Mr. Trott pointed
out that no matter what decision was reached, it would be necessary for the
City Attorney to rule on the matter and an ordinance adopted to change the
rules and regulations accordingly.
Mr. Watters suggested that the Planning Commission and the Board of Zoning
Adjustments rotate their members periodically, and that this would give
everyone an opportunity to develop a better understanding. Commissioner
Noble felt that a five man Board of Zoning Adjustments might be more feasible.
He also suggested that I~@ yPlanning Commission hold only one meeting a month
and that in the case of an emergency, they could also hear variances. Mr.
Crawford said that this might not be practical and that public hearings which
must be continued, could not be adequately heard under that particular
method.
Comm. Stabler believed that there was a lack of communication between the
Commissions and the City Council, and that more contact with the Council was
necessary in order that the Council know what the Commissions were
accomplishing and also, that the Commisiions be made better aware of what
the City Council expected from them.
Meeting P.C. and BZA Jan. 25, 1971 cont: Page 2
Mr. Crawford asked the Board of Zoning Adjustment members how much time their
meeting usually consumed. Mr. Wilflams replied that normally, meetings lasted
no longer than an hour. The conversation then proceeded to the subject of
meeting dates and the possibility of changing the nights on which meetings
were presently held, to the second and fourth Monday of each month for the
Planning Commission and the first and third Monday for the Board of Zoning
Adjustments.
Updating the General Plan was discussed. Mr. Trott clarified the intent of the
Council with respect to the services of a Planning Firm, (Mr. Abraam Krushkov
of Daniel, Mann, Johnson and Mendenhall had been suggested). Some of those
present believed that the Citizen 1 s Committ~ recently organized, would be
working with such Planning Firm. Mr. Trott said that the main goals of the
City would be to establish a housing element and open space requirement
according to State Law, and to upgrade the General Plan. Mr. Trott further
stated that the Planning Commission would be involved in this enterprise and
whatever changes might be effec~ed would be the result of their efforts as
well as those of the Planning Consultant. It was suggested by Mr. Toole that
the City consider other planning firms, before a final decision was made.
Mr. Trott and Mr. Crawford explained that the first step, with the assistance
of Mr. Krushkov (as directed by the Council), would be to secure funds from
the Federal government. The amount of money which the Federal government would
be asked to grant to the City, under the Urban Planning Assistance Program,
would be approximately $30,000, with $20,000 from HUD, $5000 to be furnished
by the City, and another $5000 furnished through the services of the City
Staff, mostly those of City Planner Crawford. The City, Mr. Trott added,
had the right to withdraw their application for 701 funds at any time and
no filing fee was required.
Once again the individual members spoke about the communication problems which
they felt existed, and it was generally agreed that if meeting with the City
Council and Planning Commission (or other Boards if they felt such need) were
planned, then a planned agenda should be presented. The agenda it was believed,
would prevent the possibility of rambling discussion which might lead to no
conclusions.
It was decided that the following matters be expedited:
1. Letter be forwarded to the City Council requesting five member Board of
Adjustments be established rather than three man Board now in existence.
2. Meeting dates of Planning Commission and Board of Zoning Adjustments be
changed to:
a. Planning Commission to meet second and fourth Monday of each month.
b. Board of Zoning Adjustments to meet first and 3rd Monday of each month.
This to take effect in the month of March 1971. Rules and regulations to be
changed accordingly.
3 . That the Board of Zoning Adjustments and the Planning Commission attempt to
meet more often during the coming year.
4. That the Planning Commission arrange a meeting with the City Council and prepare
an agenda for that particular meeting or any other meetings in the future.
Meeting was adjourned at 9:20 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON FEBRUARY 22, 1971, AT 7:30 P.M.
Meeting called to order at 7:28 p.m. by Chairman Williams.
Roll call: Present: Comm. Gene Ostermann, Comm. David Lagan, Jr., Chairman
Richard Williams.
Absent: None
AGENDA ITEM I:
Salute to the Flag led by Chairman Williams.
AGENDA ITEM 2:
A motion was made by Chairman Williams, seconded by Comm. Ostermann, to ap-
prove the minutes of the meeting of January 25, 1971, as submitted. Motion
carried unanimously.
EXTRA-AGENDA ITEM:
Acting on a decision made in the joint meeting with the Planning Commission
on January 25, 1971, Chairman Williams made a motion, seconded by Comm.
Ostermann, to change the meeting nights for the Board of Zoning Adjustments to
the first and third Monday nights, effective as of March 15, 1971. Motion carried
unanimously.
A motion was made by Chairman Williams, seconded by Comm. Ostermann, to adopt
Resolution BZA 154-38, amending Resolution BZA 154-1 (Paragraph 4) changing
the meeting dates for the Board of Zoning Adjustments to the first and third
Mondays of the month and to become effective as of March 15, 1971.
Motion carried by the following vote:
AYES: Comm. Williams, Ostermann, Lagan
NOES: None
AGENDA ITEM 3:
Secretary of the Board, Gene Ostermann, read Agenda item 3 requesting a variance
from Sunnyglen Construction Company to put a temporary directional sign at the SW
corner of Hermosa Avenue and Second Streeti.
Assistant Zoning Administrator, Marie Betcone, reported to the Board that the
applicant had been unable to obtain written permission from the owner prior to
the meeting and wished a postponement of hearing until the first part of April.
She ·rec011111ende.d, therefore, a continuation of the hearing to the regular meeting
of Apr i I 5, 1 971 .
Chairman Williams made a motion, seconded by Comm. Lagan, to continue the hearing
to the meeting of Apr i 1 5 , I 971 .
Motion carried as follows:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams
NOES: None
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF FEBRUARY 22, 1971
AGENDA ITEM 4:
Agenda item 4 was read as follows: "Application for a variance from Roger
McGee on property located at 1820 Ardmore Ave; legally described as Lot 7,
Block 81, Second Addition to Hermosa Beach Tract. Applicant requests a
variance from the 6 1 garage wall restriction which was set forth in BZA Res.
154-26, and Resolution N.S. 2988, because of grade problems encountered on
site. Applicant requests variance to construct garages on south side of lot
with 7 1 ceiling height and 1 1 parapet wall above roof. At no point is garage
wal I to exceed 9 1 in height above adjoining property grade.11
Bud Trott, Building Director and acting City Manager, pointed out to the Board
from blue prints, the area where the builders had run into problems on the
height of the garages.
No correspondence was reported from property owners.
Public hearing opened at 7:36 p.m.
Mr. Don Byron, 5502 Graylock, Palos Verdes, associate of owner, Roger McGee,
appeared before the Board. He stated that they had originally planned on
using an existing block wall on the south side but had run into problems that
made it impossible to stay within the 6 1 restriction in height.
Replying to a question from Chairman Williams, Mr. Byron said the requested
height of 9 1 would not block windo.-Js on the adjoining property as the bottom
of the windows would run between 9 1 and 10 1 above grade.
Mr. Kenneth Komick, owner of the adjoining property on the south appeared. He
said he had no objections to the height being increased to 91 , but would there
be any assurance that the height restriction might not be raised again.
He was told that the phrase "at no point is the garage wall to exceed 9 1 in
height above adjoining property grade" would be included in the Resolution, and
another request for an increase in height would be uni ikely as the Board would
not be favorably disposed towards another increase.
Public hearing closed at 7:42 p.m.
A motion was made by Chairman Williams, seconded by Convn. Lagan to adopt a
resolution granting the request.
Motion carried as follows:
AYES: Co111T1. Ostermann, Comm. Lagan, Chairman Williams.
NOES: None
A motion was made by Comm. Lagan, seconded by Chairman Williams, to adopt
Resolution 154-39 granting applicant's request that restriction of 6 1 on garages
on south property 1 ine at 1820 Ardmore, be exteneed to 9' above grade, with the
stipulation that at no point is the height above the adjoining property grade to
exceed 9 1 • Request to be granted for the following reasons:
l. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF FEBRUARY 22, 1971.
2. That the granting of such variance will not be materially detrimental
to the public welfare or injurious to the property or improvements in
such vicinity and zone in which the property is located.
3. That the granting of such variance will not adversely affect the com-
prehensive general plan.
Motion carried by the following vote:
AYES: Comm. Ostermann, Comm. Lagan, Chairman Williams
NOES: None
Marie Betcone reminded Board members of the joint meeting with the Planning
Commission and the City Council scheduled for Tuesday evening, February 23rd, 1971.
A motion was made by Chairman Williams, seconded by Comm. Ostermann, to adjourn
to the meeting of March 15, 1971. Motion carried.
Meeting adjourned at 7:59 p.m.
Gene Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MARCH 15, 1971, AT 7:30 P.M.
Meeting called to order at 7:51 p.m. by Chairman Williams.
Roll Call: Present: Comm. David Lagan, Jr.,Joe Noble, Chairman Richard Williams
Absent: L .E.Os termann
AGENDA ITEM I:
Pledge of Allegiance led by Chairman Williams
AGENDA ITEM 2:
A motion was made by Chairman Williams, seconded by Comm. Lagan, to approve the
minutes of the meeting of February 22, 1971. No objection, motion carried.
AGENDA ITEM 3:
Secretary of the Board, Bud Trott, read Agenda item 3 as fol lows: 11Appl ication
from Chan A. Chandler requesting a variance in order to divide three 25 1 lots into
two lots-one lot to be 40 1 wide, and the other to be 35' wide. Said lots located
at 635 24th Place and legally described as Lots 20, 21, and 22, Hermosa View Tract
#2, R-1 Zone, per tentative parcel map submitted."
Clerk reported that no communications had been received.
Mr. Chandler, applicant, was present. He stated that he had been granted permission
from the Planning Commission in March of 1961 to divide the lots but had neglected
to have the division recorded, so he was now applying for the same division a second
time.
Mr. Henry J. Rado, 720 24th Place, a neighboring property owner, appeared and
stated that he had no objections to the lot division.
Mr. Jess Perez, 642 25th Street, appeared before the Board.
objections to the lot division and was there as an observer.
questions regarding legal lot sizes which Mr. Trott answered.
Public hearing closed at 7:59 p.m.
He said he had no
He asked several
Following a brief discussion, Comm. Noble made a motion, seconded by Chairman
Williams that the variance be granted as requested.
Motion carried by the following vote:
AYES: Comm. Lagan, Noble, Williams
NOES: None
A motion was made by Chairman Williams, seconded by Comm. Lagan, to adopt BZA
154-40 granting the request of Mr. Chan A. Chandler to divide three 25 1 lots at
635 24th Place, legally described as Lots 20, 21, and 22, Hermosa View Tract #2,
into two lots-one lot to be 40 1 wide, and the other to be 25 1 wide.
Motion carried by the following vote:
AYES: Comm. Lagan, Noble, Williams
NOES: None
A motion was made by Comm. Lagan, seconded by Chairman Williams, to adjourn to the
next regular meeting of April 5, 1971. No objection motion carried.
MEETINg adjourned at
J
Bu
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON APRIL 19, 1971, AT 7:30 P.M.
Meeting called to order at 7:25 p.m. by Chairman Richard Williams.
AGENDA ITEM I: Pledge of allegiance led by Chairman Williams.
ROLL CALL: Present -Conm. David Lagan, Jr., Convn. Gene Ostermann, Chairman
Richard Williams, and City Manager, Bud M. Trott.
Mr. Lee Alton, 926 Manhattan Ave., Hermosa Beach, appointee to the enlarged 5-man
Board of Zoning as authorized by City Ordinance No. N.S. 402, amending Chapter 2
by revising Article X, was present. City Manager, Bud Trott introduced himself.
Mr. Alton stated that he had received the agenda and letter regarding the present
meeting, but had never received a letter inviting him to become a member, whereupon
a carbon copy of a letter from the City Clerk dated April 7, 1971 was shown Hr.
Alton. Said letter welcomed him to the Clity family and requested him to come in
to the City Clerk's office to receive his Certificate of Appointment and take his
oath of office. Laurie Duke, new clerk of the BZA, mentioned that in searching
for Mr. Alton's phone number, she had noticed a discrepancy between the street
number listed in the phone directory and the street number on the carbon copy,
and in all probability, that would account for the letter being lost in the mail.
Mr. Alton said he would think about the invitation and let Mr. Trott know later.
AGENDA ITEM 2:
A motion was made by Chairman Williams, seconded by Contn. Lagan, to approve the
minutes of the meeting of March 15, 1971. Motion carried.
AGENDA ITEM 3:
Secretary of the Board, Gene Ostermann, read Agenda Item 3 as follows: 11Appl ication
from Sunnyglen Construction Company requesting a variance for their apartment
complex now under construction at 414 Second Street, between Valley Drive and
Monterey Blvd. Variance would allow balconies on 3rd floor to encroach a maximum
of 2 1 into required 5 1 sideyard. Said sideyard being on street side."
City Manager, Bud Trott, briefed the Board in more detail. He reminded them that
the construction now going on at 414 Second Street is a massive 168 apartment com-
plex being developed by the Sunnyglen Construction Company. He stated that in
the mass of detailed drawings to be checked, the fact that the 7 1 wide, third floor
balconies extended 2' over the required 5 1 sideyard was overlooked in plan check,
but was later caught in the field. He said he felt that the 2 1 encroachment being
next to a street was an important point to bear in mind.
Public hearing opened at 7:32 p.m. by Chairman.
Mr. Peter Tillson, representing the Sunnyglen Construction Company, 17422 Prairie
Ave., Torrance, California, appeared before the Board. He emphasised the fact that
although the reguired side yards are only 5 1 , they had kept their exterior wall~
10' from the property line, and it was only the 7 1 wide, third floor balconies
that extended over the required sideyard by a maximum of 2 1 •
Chairman Williams asked if anyone wished to speak for or against the variance.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF APRIL 19, 1971
Hr. Harvey Denison, 234 First Court, appeared before the Board. He spoke neither
for nor against the requested variance but wished merely to verify his understanding
of the request.
Public hearing closed at 7:33 p.m.
Chairman Williams corrmented that as long as the encroachment would be on the
street side, no neighbors would be affected. Mr. Trott mentioned that the
balconies would be an architectural asset to the development and thereby to the
whole area. Comm. Ostermann said he saw no problem in the request.
Comm. Lagan made a motion seconded by Chairman Williams that the variance be
granted.
Motion carried by the following vote:
AYES: Convns. Lagan, Ostermann, and Chairman Williams.
NOES: None
A motion was made by Chairman Williams, seconded by Comm. Lagan to adopt Resolution
BZA 154-41 granting a variance to The Sunnyglen Construction Company on their
property at 414 Second Street which would permit a maximum 2 1 encroachment into
a required 5 1 sideyard by the 3rd floor balconies. Variance to be granted for
the following reasons:
1. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved, said encroachment being located on a
street side will not Interfere with 1 ight and ventilation of surrounding
properties.
2. That the granting of such variance will notbtfiaterially detrimental to the
public welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located.
3. That the granting of such variance will not adversely affect the comprehensive
general plan.
Motion carried by the following vote:
AYES: Comm. Lagan, Ostermann, and Chairman Williams.
NOES: None
City Manager, Bud Trott, announced that there would be a joint meeting on Wednesday
evening, Hay 19, with the City Council and the ~Janning C01m1ission, and suggested
that the Conmissioners mark their calendars accordingly.
Meeting adjourned at 7:42 p.m •
....,
Gene Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON HAY 17, 1971, AT 7:30 P.M.
Meeting called to order at 7:30 p.m. by Chairman Richard Williams.
AGENDA ITEM I:
Pledge of allegiance led by Chairman Williams
ROLL CALL: Present: Coovns. Lee Alton, Mitchell Basila, Gene Ostermann, Clayton
Schubert, Chairman Richard Williams, and Building Director
Bud M. Trott.
Absent: None
AGENDA ITEM 2:
The minutes of the meeting of April 19, 1971 were approved by Chairman Williams and
Comm. Ostermann. Newly appointed Cornms. Alton, Basila and Schubert abstained.
AGENDA ITEM 3:
Secretary of the Board, Gene Ostermann, read Agenda Item 3 as follows: "Application
from Eve Roll and William Buckland requesting a variance to build a duplex on a
substandard sized lot; lot being 29.39 ft. x 80 ft., 2351 sq. ft. in land area, in
lieu of the required 2400 sq. ft. for two units on an R-2 lot. Said lot located
at intersection of 21st Street and Loma Drive, running street to street with
access from Monterey Blvd. and Loma Drive, legally described as Lot 30, Tract 1868.11
No correspondence was reported from property <Mners.
Public hearing opened at 7:34 p.m.
Applicants William Buckland and Eve Roll appeared before the Board. Mrs. Roll stated
that the proposed variance had been granted several years ago but never exercised.
Mr. Buckland said this proposed development would be valued at about $70,000, and he
felt it would be a definite asset to the area. He emphasized the fact that there
would be four garages, two on each street, to allow for ample parking.
Also speaking in favor of the variance were:
Mrs. H<Mard Jackson, 2032 Monterey Blvd.
Mr. Vincent Pickett, 2131 Circle Drive
Mrs. Raymond Strotman, 1964 Monterey Blvd.
Mr. Mike Barnett, 2004 Loma Drive, spoke in opposition to the variance stating that
he felt a duplex on that lot would increase the parking problem on Loma Drive.
Public hearing closed at 7:40 p.m.
Mr. Trott, in reply to a question from Comm. Alton said that the Planning Commission
has granted several variances on substandard sized lots where the square footage was
relatively close to the required land area.
Comm. Schubert mentioned the fact that the street widens to 30' in the vicinity of
subject property whereas the rest of · the block is only 20 1 wide.
PAGE 2 -BOARD OF ZONING ADJUSTMENTS MINUTES OF MEETING OF MAY 17, 1971
Comm. Ostermann made a motion, seconded by Comm. Schubert, that the variance be
granted.
Motion carried by the following vote:
AVES: Convns. Alton, Basila, Ostermann, Schubert, and Chairman Williams
NOES: None
A motion was made by Chairman Williams, seconded by Conm. Schubert, to adopt
Resolution BZA 154-42 granting a variance to Mrs. Eve Roll and Mr. William Buckland
to build a duplex on a substandard sized lot; lot being 29.39 ft. x 80 ft., 2351
sq. ft. in land area, in lieu of the required 2400 sq. ft. for two units on an
R-2 lot, granting subject to there being four enclosed parking spaces. Variance
to be granted for the foll<Ming reasons:
1. There are exceptional circumstances applicable to the property involved in
that the street widens to 30 ft. only in the vicinity of subject property
and then narr<Ms again to 20 ft.
2. The property lacks 49 sq. ft. for R-2 development. There are only four lots
in this area that are under the 2400 sq. ft. land area requirement for R-2
development, and all other lots in the vicinity enjoy R-2 usage, denied to
the property in question.
3. The granting of this 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.
4. The granting of this variance will not adversely affect the comprehensive
general plan.
Motion carried by the fo11<Ming vote:
AYES: Comms. Alton, Basila, Ostermann, Schubert, and Chairman Williams
NOES: None.
AGENDA ITEM 4:
Secretary of the Board, Gene Ostermann, read Agenda Item 4 as foll<Ms: "Application
from Janet Hasemeier and Vincent Pickett requesting a variance to construct a three
story apartment with six units. First floor to comply with 10 ft. required front
setback, 2nd and 3rd floors to encroach a maximum of 5 ft. into the required 10 ft.
front setback; open balconies on 2nd and 3rd floors to encorach at the north end of
the building to within I ft. of front property line, and on the south end of the
building to encroach within approximately 2 ft. of front property 1 lneo Property
located at 2124 Hermosa Ave., legally described as Lot 3, Block 31, 1st Addition
to Hermosa Beach."
No correspondence was reported from property ONners.
Public hearing opened at 7:50 p.m.
Appl leant Vincent Pickett was present and came forward to explain that the Planning
Commission had granted a similar variance on this property May 5, 1969 which was
not exercised prior to the one year expiration date. He stated that the front
setbacks in the immediate area vary from 0 1 to 10 1 , and if the variance is granted,
it wl11 al JON his proposed building to conform to other buildings in the area.
PAGE 3 -BOARD OF ZONING ADJUSTMENTS MINUTES OF MEETING OF MAY 17, 1971
Comm. Alton
balconies.
were either
projections
asked him if he had brought plans sho.-1ing the width of the open
Mr. Pickett said he had not brought his plans but the balconies
4 1 or 5 1 • The variance granted the first time asked for balcony
of 3 1 10 11 •
The plans call for three garages on Hermosa Avenue and six on Palm Drive in tandem.
Public hearing closed at 8:00 p.m.
A discussion by the Board follo.-1ed in which they asked for clarification on the
size of the individual units (900 to 1,000 sq. ft.), the eave projection {30 11 )
and the number of bedrooms per unit (2).
Comn. Schubert made a motion, seconded by COfll'll. Basila that the variance be granted.
Motion carried by the foll<Ming vote:
AYES: Convn. Alton, Basila, Ostermann, Schubert, and Chairman Williams
NOES: None
A motion was made by Chairman Williams, seconded by Alton, to adopt Resolution
BZA 154-43 granting a variance to Mrs. Janet Hasemeier and Mr. Vincent Pickett to
build a three story apartment with six units, first floor to comply with the 10 ft.
required front setback, second and third floors to encooach a maximum of 5 ft. into
the required 10 ft. front setback; open balconies on second and third floors to
encroach at the north end of the building to within 1 ft. of front property line,
and on the south end of the building, balconies to encroach within approximately
2 ft. of front property 1 ine. Variance to be granted for the following reasons:
1. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved due to the steep slope and angle of the
lots in this area.
2. That such variance is necessary for the preservation and enjoyment of a sub-
stantial property right possessed by other property in the same vicinity and
zone, and denied to the property in question.
3. That the granting of such variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located.
4. That the granting of such variance will not adversely affect the comprehensive
general plan.
5. That a very similar version of this variance was granted in the past and the
addition of the balconies would not be materially detrimental to the public
welfare and would probably be superior to the previous application.
Motion carried by the foll<Ming vote:
AYES: Conm. Alton, Basila, Ostermann, Schubert, and Chairman Williams.
NOES: None
Meeting adjourned at 8:12 p.m.
Gene Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE COUNCIL
CHAMBER OF THE CITY HALL, HERMOSA BEACH, ON JUNE 7, 1971, AT 7:30 P.M.
Meeting called to order at 7:31 p.m. by Chairman Richard Williams.
Pledge of allegiance led by Chairman Williams.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Gene Ostermann, Clayton Schubert,
Chairman Richard Williams, and Asst. Zoning Administrator Marie
Absent:
AGENDA ITEM 1:
Betcone.
None
The minutes of the meeting of May 17, 1971 were approved unanimously.
AGENDA ITEM 2:
Secretary of the Board, Gene Ostermann, read Agenda Item 2 as follows: "Application
from Joel and Charlotte Daniel requesting a variance to construct a second story on
existing single family residence with nonconforming sideyard on west side; addition
to be greater than 40% of gross floor area of existing structure.••
No correspondence from property owners.
Public hearing opened at 7:35 p.m.
Applicant Joel Daniel appeared before the Board. He brought with him drawings of the
building with the proposed second story addition. In answer to questions by the Board,
Mr. Daniel stated that the addition would be a 1 ittle greater than the existing 1200
sq. ft. of the existing residence and that it would not extend over any portion of the
existing nonconforming garage. Marie Betcone mentioned that at least 80% of the homes
in this area had garages with the same 3 1 nonconforming sideyard. In reply to a
question by Convn. Basila, Mr. Daniel stated that he did not plan to build over the
garage.
Mrs. Vivian Sheldon, 652 Gould Lane, spoke in opposition to the variance. She stated
that if Mr. Daniel is allowed to add a second story on his residence it will block
her ocean view. It was pointed out to Mrs. Sheldon that it is permissible to build
two stories in an R-1 zone as long as the height does not exceed 35 1 , and that the
reason for the variance request was that the proposed second story was larger than
40% of the existing structure and had an attached garage that had a nonconforming
sideyard.
Public hearing closed at 7:45 p.m.
In reply to a question by Mr. Ostermann, Mrs. Betcone stated that Mr. Daniel would
have to apply for another variance if he wished to build over the garage. Comm. Alton
said he felt that denying the request would not accomplish the wishes of those opposed
in that Mr. Daniel could build without exceeding the 40% gross floor area and still
go to the same height, or he could choose to detach his garage from the existing
structure and build the addition as presently planned.
Following a brief discussion, Comm. Alton made a motion, seconded by Chairman Williams,
that the variance be granted.
AYES: Convn. Alton, Basila, Ostermann, Schubert, Chairman Williams
NOES: None
PAGE 2 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING OF JUNE 7, 1971
A motion was made by Convn. Ostermann, seconded by Chairman Williams, to adopt Resolu-
tion BZA 154-44 granting a variance to Joel and Charlotte Daniel to build a second
story on existing family residence with nonconforming sideyard on west side; addition
to be greater than 40% of gross floor area of existing structure. Variance to be
granted for the following reasons:
1. There are exceptional circumstances applicable to the property involved
due to the garage encroachment which was 1ega1 at the time building was
constructed and a similar encroachment of the majority of homes in this
area.
2. The granting of such variance will not be materfa11y detrimental to the
public welfare or injurious to the property or improvements in such
vicinity and zone in which the property is located.
3. That the granting of such variance will not adversely affect the compre-
hensive genera) plan.
Motion carried by the following vote:
AYES: Conrn. Alton, Basila, Ostermann, Schubert, Chairman Williams.
NOES: None
AGENDA ITEM 3:
Secretary of the Board Gene Ostermann, read Agenda Item 3 as follows: "Application
from Bob and Gladys Blaine for a variance to add to an existing duplex a third unit,
which will add over 40% of floor area to the existing structure. Existing duplex
has a nonconforming sideyard at the southwest corner of building, 2 1 211 at ground
1eve1 and 4 11 at second floor level, in lieu of the required 3 ft. sideyard, and
7 1 from single residence on lot in 1 ieu of 8 1 between habitable buildings."
Chairman Williams asked if any communication had been received relative to the
requested variance. He was informed that none had been received.
Public hearing opened at 7:50 p.m.
The applicant, Mr. Bob Blaine, asked that his architect, Mr. Don Hovis, speak in his
behalf. Mr. Hovis, 1848 South Elena, Redondo Beach, appeared before the Board and
stated that the proposed new structure will abide by a11 the required setbacks, will
add four enclosed garages that are not presently there, and will upgrade the appear-
ance of the property. It is only the existing structure which has a sideyard encroach-
ment on Beach Drive, and he noted that most of the buildings on the east side of Beach
Drive between 7th Street and 2nd Street encroach closer than 3 ft. onto Beach Drive.
In answer to a question by Convn. Basila, Mr. Hovis said the lower single unit on the
existing building will be turned into a bachelor apartment in order to restore what
is now a bedroom into a single garage thereby providing the required number of parking
spaces.
Mr. w. J. Bailey, 29 -5th Street, spoke in favor of the proposed addition, stating
that he felt it would enhance the neighborhood to have a nice appearing unit with
adequate garages and said that most of the neighbors he had talked with felt the same.
PAGE 3 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING OF JUNE 7, 1971
Mr. Robert E. Viault, 49 -5th Street, said that his original intent was to speak in
opposition to the variance request, his major concerns being the sideyard encroach-
ment, the off-street parking and the remaining bachelor unit. However, after seeing
the plans, he no longer was in opposition to the sideyard encroachment. Mr. Viault
asked if there weren't certain requirements of lot area and lot width that would
preclude adding a fourth unit. It was explained that the property met these require-
ments according to the present zoning ordinance.
Comm. Alton said that the 7 ft. between buildings instead of the required 8 ft. between
buildings used for human habitation ties them together and makes the number of required
parking spaces a question in his opinion.
Public hearing closed at 8:15 p.m.
After a discussion by Board Members, Comm. Basila made a motion, seconded by Comm.
Schubert, that the application for a variance be granted.
AYES: Comm. Basila, Ostermann, Schubert, Chairman Williams
NOES: None
ABSTAIN: Comm. Alton
A motion was made by Comm. Ostermann, seconded by Chairman Williams, to adopt Resolution
BZA 154-45 granting a variance to Bob and Gladys Blaine to add a third unit to existing
duplex which will add over 40% to existing structure which has nonconforming sideyard
at southwest corner of building of 2 ft. 2 in. at ground level and fot.r inches at
second floor level in lieu of required three feet, and is 7 ft. from single residence
on the lot, in lieu of the eight feet required between buildings used for human habita-
tion. Variance to be granted for the foll<Ming reasons:
1. There are some exceptional circumstances with respect to this property since
the lot is a corner lot and is somewhat larger in land area than surrounding
properties, and therefore can fulfill the proper garage requirements for
R-3 use.
2. The nonconforming sideyard faces an alley and, therefore, is not detrimental
to properties in the inrnediate vicinity.
3. It will not be in conflict with the general plan which designates high density
residential for this specific area.
4. Property is zoned R-3 and, therefore, granting of this variance will not be
granting more than other R-3 properties with this amount of land area enjoy.
Motion
AYES:
carried by the following vote:
Comms. Basila, Ostermann, Schubert, Chairman Williams
NOES: None
ABSTAIN: Comm. Alton
Meeting adjourned at 8:25 p.m.
Gene Ostermann, Secretary Richard Williams, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBER OF THE CITY HALL, HERMOSA BEACH, ON JULY 7, 1971, at 7:30 P.M.
Meeting called to order at 7:32 p.m. by Chairman Richard Williams
Pledge of allegiance led by Chairman Williams.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Gene Ostermann, Clayton
Schubert, Chairman Richard Williams, and Building Director
Bud Trott.
Absent: None
AGENDA ITEM I:
The minutes of the meeting of June 7, 1971 were approved unanimously.
AGENDA ITEM 2:
Secretary of the Board, Gene Ostermann, read Agenda Item 2 as follows: "Application
of Jack W. Rathbun, owner, Bob's Big Boy Restaurant, lessee, for a variance on prop-
erty located at 1025 Pacific Coast Highway, legally described as Lot I, Block 2,
Tract 6851, and Lots 1, 2, and 3, Tract 223. Applicant wishes to install a statue,
which under the sign ordinance falls into the category of a 11 sign11 , at a ground level
of zero feet in 1 ieu of a minimum height of 8 ft. high from the bottom of the sign to
the existing or finished grade, whichever is the lesser.11
Bud Trott reported there was no correspondence from property owners.
Public hearing opened at 7:37 p.m.
Douglas Warren, corporate officer of the tenant, Bob's Big Boy Restaurants, appeared
before the Board. He stated that the statue was installed on the property prior to
the discovery that it was in violation of the City's sign ordinance. He mentioned
that the statue has been a symbol of the Bob's Big Boy Restaurants for the past 25
or 30 years and he felt an aesthetically attractive one.
In answer to a question by Comm. Alton, Mr. Warren replied that all of the Bob's Big
Boy Restaurants had their statues installed at ground level and were alike in color
scheme as well.
Pub I ic hearing closed at 7:43 p.m.
Mr. Trott pointed out to the Board that they were only concerned with approval or
disapproval of the height above grade level of the statue, and that if approved,
applicant would still have to go before the Planning Commission for approval of the
colors of the statue.
After a discussion between the Board members, Comm. Basila made a motion, seconded
by Comm. Alton, that the variance be granted.
AYES: Comms. Alton, Basila, Ostermann, Schubert, Chairman Williams
NOES: None
A motion was made by Comm. Ostermann, seconded by Chairman Williams, to adopt Resolu-
tion BZA 154-46 granting a variance to permit Bob's Big Boy Restaurants to install a
sign 11 statue11 at a ground level of zero feet in I ieu of required minimum height of
!
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 7, 1971
eight feet high from the bottom of the sign to the existing or finished grade.
Variance to be granted for the following reasons:
I. The granting of this variance will not be detrimental to the public
welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located.
2. The granting will not adversely affect the comprehensive general plan.
3. There are exceptional circumstances inasmuch as the statue is the
Bob's Big Boy trademark and is used at all other locations in a
similar fashion. The statue would be legally conforming if it were
to be raised to the eight foot level, but at this level it would
appear to be more of a distracting influence on passing vehicles than
at its present zero ground level location.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Ostermann, Schubert, Chairman Williams
NOES: None
AGENDA ITEM 3:
Secretary of the Board Gene Ostermann, read Agenda Item 3 as follows: 11Appl ication
of Jerome Weinberg for a variance on property located at 339 Pacific Coast Highway,
legally described as the easterly 70 1 of Lot 23, Walter Ransom Co.1 s Venable Place
Tract. Applicant requests waiver of parking requirement for approximately 1400 sq.
ft. of floor area which is being converted from residential use into commercial use
on second floor of building which has commercial use on first floor and which is
I oca ted i n a C-3 zone. 11
The Board was informed that no correspondence had been received from property owners.
Public hearing opened at 7:50 p.m.
Chairman Williams asked if anyone in the audience wished to speak in favor or in
opposition to the variance. No one appeared.
Pub I ic hearing closed at 7:51 p.m.
The Board discussed the parking problem existing in that immediate area. Comm. Schubert
expressed concern over the lack of parking. COflVll. Basila mentioned that there was a
public parking lot approximately one block away. Bud Trott said that the biggest
share of adjacent conmercial establishments are under no parking requirement, and
he felt it was to the benefit of the city to get rid of the residential in this area
as much as possible, and that the Board should consider this aspect also in making
their decision. Chairman Williams said he would rather see the transient customer
parking than the four or five cars parked permanently belonging to the tenants I iving
on the second floor of the building.
Arriving late for the hearing, the applicant, Jerome Weinberg, stated that he has had
nothing but problems with the tenants in the 2nd floor residential above the 1st floor
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 7, 1971
commercial, even to the point of creating a fire hazard. He would 1 ike to rent the
2nd floor to his 1st floor commercial tenant for office, storage and display purposes
which should not increase the parking difficulty to any large degree.
The Board pointed out to Mr. Weinberg that if they granted the variance, once the
second floor became conrnercial, it could not be returned to residential in the future.
Mr. Weinberg indicated he was aware of this fact.
A motion was made by Comm. Alton, seconded by Chairman Williams, that the variance
be granted.
AYES: Comms. Alton, Basila, Ostermann, Schubert, Chairman Williams
NOES: None
Chairman Williams made a mation, seconded by Convn. Schubert, to adopt Resolution
BZA 154-47 granting a variance to Jerome Weinberg waiving parking requirements for
approximately 1400 sq. ft. of floor area which is being converted from residential
use into commercial use on second floor of a building which has commercial use on
first floor and which is located in a C-3 zone. Variance to be granted for the
following reasons:
1. There is an exceptional circumstance applicable to this property, since
the property is presently a mixed use, and the residential on the upper
floor is a nonconforming use which does not furnish any parking other
than street parking. The conversion to commercial use would therefore
be the appropriate use for this zone.
2. Granting this variance would not be materially detrimental to the pub-
I ic welfare or injurious to the property or improvements in the vicin-
ity.
3. Granting of this variance would not adversely affect the comprehensive
general plan.
4. Granting of this variance would substantially fulfill the required
showing for variance since other property owners in the vicinity enjoy
full commercial use of their property, and to deny the variance on the
basis of the parking requirement would leave the property as a mixed
use, with the nonconforming residential use presently existing, and
no parking facilities, other than street parking.
5. There is a pub! ic parking lot within a block of the structure, which
could be used to furnish the necessary parking.
Motion carried by the following vote:
AYES: Comm. Alton, Basila, Ostermann, Schubert, Chairman Williams
NOES: None
AGENDA ITEM 4:
Secretary .of the Board, Gene Ostermann, read Agenda Item 4 as fol lows: "Application
of Kenneth Kemick and David Larson for a variance on property located at 721 Monterey
Blvd., legally described as the northeasterly 50 1 of Lot 5 and all of Lot 6, Block B,
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 7, 1971
Tract 860. Applicants request a variance to side setbacks on site that consists
of one full lot and half of adjoining lot, with a front width of 50 1 and rear
width of 25 1 • Request sideyard setback of 3 ft. in lieu of required 5 ft. at a
point beginning 50 ft. back from front line of site and continuing to rear setback."
Building Director Trott reported no correspondence from property owners.
Public hearing was opened at 8:17 p.m.
Kenneth Komick, one of the applicants, appeared before the Board. He stated that
he was willing to comply with the required 5' setback on the front 50 1 width of the
property, but that if he was required to maintain the 5' setback on the back 25 1
width of the property, he would have an unattractive narrow 15' building. He added
that it was his practice to try to provi.de two parking spaces for each unit rather
than the required l½ parking spaces to help alleviate parking problems around his
apartment buildings wherever possible, and if he had to build the narrower building
it would cut down the amount of parking he could provide.
Bud Trott pointed out that if the lot were reversed with the narrower portion of
the lot being on Monterey, the applicants would be allowed a 3 1 setback on the
entire lot without the necessity of obtaining a variance. In answer to a question
by Comm. Alton as to how much eave and stairway encroachment was allowed into side-
yard, Mr. Trott stated that a 30 1 distance from property 1 ine must be maintained.
Chairman Williams asked if there was anyone present who wished to speak either for
or against the variance.
Mr. Kent Deigaard, 722 Bayview Drive, came forward to speak in opposition to the
granting of the variance. He stated that he 1 ives on the lot immediately adjacent
to the subject property, and he was concerned that the proposed building would cut
down the 1 ight, ventilation and privacy to his property. Chairman Williams pointed
out that the half of Mr. Komick's property in question was in itself a legal lot
site, and could go three stories in height if developed alone.
Mr. L. E. Moser, 750 Monterey Blvd., also spoke in opposition. He stated that he
felt the present ordinance should stand, as he feels the buildings in that area are
too close together even with a 5 1 sideyard. He feels it would be better for the
City and the people 1 iving around there not to allow large apartment buildings, etc.,
and he would rather see single family residences. Mr. Moser stated that parking in
that area is a terrible problem and he would rather the Board did not grant the
variance.
Mr. Kemick said that Mr. Moser's points were val id, but the City is trying, wherever
possible, to join lots together and get away from sail building structures. If
the variance is not granted, he will just split the lots and build on each one
separately. He says he is planning it this way to make a better looking building.
Mr. Komick also mentioned that Mr. Deigaard said he had a 3 1 setback on ois own
property next door, and he does not feel he should be penalized by paper work just
because he is joining the lots together.
Pub) ic hearing closed at 8:47 p.m.
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 7, 1971
After further discussion regarding parking facilities by the Board, Carmi. Alton made
a motion, seconded by Chairman Williams, to grant the variance.
AYES: Comm. Alton, Basila, Ostermann, Chairman Williams
NOES: None
ABSTAIN: Comm. Schubert
Comm. Alton made a motion, seconded by Chairman Williams, to adopt Resolution BZA
154-48 granting to Kenneth Kemick and David Larson a variance to side setbacks on
site that consists of one full lot and half of adjoining lot with a front width of
50 feet, and rear width of 25 feet. Side setback of 3 ft. in I ieu of required 5 ft.
at a point beginning 50 ft. back from front line of site and continuing to rear
setback. Variance to be granted for the following reasons:
I. There is an exceptional circumstance applicable to subject property.
If the wider portion of the property were located at the rear of the
site, then the sideyard setback would have been determined on the
basis of a twenty-five foot wide front, and the side setback would
be three feet, rather than the five feet now required.
2. The granting of this variance will not be detrimental or injurious
to surrounding properties.
3. The granting of this variance will not adversely affect the compre-
hensive general plan.
Motion carried by the following vote:
AYES: Comm. Alton, Basila, Ostermann, Chmn. Williams
NOES: None
ABSTAIN: Comm. Schubert
Building Director Bud Trott advised the people that were objecting to the granting
of the variance that they had the right to appeal the decision of the Board of
Zoning Adjustments to City Council in writing within ten days.
AGENDA ITEM 5:
Agenda Item 5 was read as follows: "Election of Officers".
Meeting declared open for nominations for Chairman of the Board of Zoning Adjustments.
Clayton Schubert nominated Gene Ostermann for Chairman.
A motion was made by Mitchell Basila, seconded by Lee Alton, that nominations for
Chairman be closed.
Gene Ostermann elected Chairman by a unanimous vote.
Meeting declared open for nominations for Vice-Chairman.
Lee Alton nominated Mitchell Basila for Vice-Chairman.
Gene Ostermann moved, Dick Williams seconded, that the nominations be closed.
Mitchell Basila elected Vice-Chairman by a unanimous vote.
Gene Ostermann announced he would appoint the Secretary of the Board at the next
meeting on July 19.
PAGE 6 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 7, 1971
POST AGENDA ITEM:
Bud Trott introduced Jim Roberts, President of the Hermosa Beach Chamber of Commerce.
Mr. Roberts said he had attended the meeting to get acquainted with the Board members
and to compliment them on doing a fine job. Chairman Williams thanked Mr. Roberts
for coming.
Meeting adjourned at 9:21 p.m.
1£/--J
L. E. Ostermann, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBER OF THE CITY HALL, HERMOSA BEACH, ON JULY 19, 1971, AT 7:30 P.M.
Meeting called to order at 7:34 p.m. by Chairman Gene Ostermann.
Pledge of allegiance led by Chairman Ostermann.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Richard Williams,
Chairman Ostermann and Building Director Bud Trott.
Absent: Comm. Clayton Schubert
Chairman Ostermann appointed Comm. Alton Secretary of the Board.
AGENDA ITEM 1:
The minutes of the meeting of July 7, 1971 were approved unanimously.
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11Application for
a variance from Sunnyglen Construction Company on property located at the SW corner
of Hermosa Avenue at Second Street; legally described as East part of Lot 8, Block 2,
Hermosa Beach Tract. To allow B & L Outdoor Advertising to install a temporary off-
site subdivision directional sign for Sunnyglen Construction Company for a proposed
condominium within the city. Said sign to be located at this site for a period not
to exceed one year and is to be used for no other type of advertising.11
Clerk reported no correspondence from property owners.
Public hearing opened at 7:38 p.m.
Peter Tillson, 17422 So. Prairie Avenue, Torrance, representative for Sunnyglen
Construction Company, appeared before the Board. He passed out copies of the plot
plan of the sign to the Board and had a colored drawing of the sign with him to
give them an approximation of how the sign would appear when built. He said the
sign would only advertise the condominium homes and not the apartments presently
under construction. Mr. Tillson stated, in answer to questions from the Board, that
the sign would not be illuminated and would be set back approximately 5 1 from both
the front and side property I ines.
In answer to a question regarding the height of the sign, Bud Trott said the Board
could grant less than the 22 1 from bottom of sign to grade level as advertised, but
not more.
Comm. Williams asked what arrangements Mr. Tillson had with Mr. Marinkovich, owner
of the property on which the proposed sign would be located, in the event Mr. Marin-
kovich sold his property during the year the sign was there. He replied that he
had permission from Mr. Marinkovich to keep the sign up to ninety days from the date
of sale of the lot.
Mr. Tillson was asked if 18 1 from bottom of sign to grade level would be enough to
clear the existing building when approaching from the north. He replied that it
would be sufficient.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF JULY 19, 1971
Public hearing closed at 7:45 p.m.
After a brief discussion by the Board, Comm. Alton made a motion, seconded by
Comm. Basila, to grant the variance subject to conditions regarding height of
sign and time I imit.
AYES: Comms. Alton, Basila, Williams
NOES: Chmn. Ostermann
ABSENT: Comm. Schubert
A motion was made by Comm. Alton, seconded by Convn. Williams, to adopt Resolution
BZA 154-49 granting a variance to permit Sunnyglen Construction Company to construct
an off-site subdivision directional sign for a proposed condominium, sign to be
located at the southwest corner of Hermosa Avenue and Second Street; legally des-
cribed as East part of Lot 8, Block 2, Hermosa Beach Tract. Variance to be granted
for the following reasons:
I. The requested variance will not be detrimental to surrounding property
owners.
2. There will be no conflict with the comprehensive general plan.
and further, that this variance is granted with the following stipulations:
I. The sign will be no higher than 18 ft. above grade to bottom of sign.
2. A time limit of one year be set, with no extensions to be granted.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Williams
NOES: Chmn. Ostermann
ABSENT: Comm. Schubert
Meeting adjourned at 7:50 p.m.
Lee Alton, Secretary Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBER, CITY HALL, HERMOSA BEACH, ON AUGUST 16, 1971, AT 7:30 p.m.
Meeting called to order at 7:34 p.m. by Chairman Ostermann.
Pledge of allegiance led by Chairman Ostermann.
ROLL CALL: Present: Comms. Mitchell Basila, Clayton Schubert, Chmn. Gene Ostermann,
Building Director Bud Trott.
Absent: Comms. Lee Alton, Richard Williams
AGENDA ITEM 1:
The minutes of the meeting of July 19, 1971 were approved unanimously.
AGENDA ITEM 2:
Chairman Ostermann read Agenda Item 2 as follovvs: "Application for a variance from
Mr. and Mrs. Stephen A. Brubaker on property located at 360 -29th Street, legally
described as Lot 40, Block 114, Shakespeare Tract. Applicants request a variance
to permit an addition to an existing single family residence which has a nonconforming
front yard. Addition will add more than 40% of existing floor area, and will increase
land coverage by more than the 65% allowed."
No correspondence received.
The Board examined a set of plans for the proposed addition and Bud Trott explained
the changes to be made in the existing residence.
Public hearing opened at 7:40 p.m.
Applicant Stephen Brubaker appeared before the Board. He said that although his
addition would cause his dwelling to exceed the 65% allowable lot coverage by approx-
imately 2½%, he would be removing an encroaching patio and garage.
No one appeared for or against the variance.
Pub I ic hearing closed at 7:43 p.m.
Following a brief discussion, a motion was made by Chairman Ostermann, seconded by
Comm. Schubert, to grant the variance.
AVES: Comms. Basila, Schubert, Chmn. Ostermann
NOES: None
ABSE~T: Comms. Alton, Williams
Chairman Ostermann made a motion, seconded by Comm. Schubert, to adopt Resolution
BZA 154-50 granting a variance to Mr. and Mrs. Stephen A. Brubaker to permit an
addition to an existing single family residence which has a nonconforming front
yard. Addition will add more than 40% of existing floor area and will increase
land coverage by more than the 65% allowed. Variance to be granted for the follow-
ing reasons:
I. There are exceptional circumstances since applicant would be
removing an old nonconforming structure and replacing it with
an addition that will enhance the appearance of the house and
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OF AUGUST 16, 1971
neighborhood. The present nonconformities of this existing
structure are greater than the small nonconformities that
the new proposed structure will have.
2. Granting of the variance would not be detrimental to surround-
ing properties.
3. Majority of other homes in this area have the same nonconforming
setback.
4. The granting of such variance will not adversely affect the com-
prehensive general plan.
Motion carried by the following vote:
AYES: Coinms. Basila, Schubert, Chmn. Ostermann
NOES: None
ABSENT: Comms. Alton, Williams
Meeting adjourned at 7:45 p.m.
Gene Ostermann, (Acting for Secretary) Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON OCTOBER 4, 1971, AT 7:30 P.M.
Meeting called to order at 7:30 p.m. by Chairman Gene Ostermann.
Pledge of allegiance led by Chairman Ostermann.
ROLL CALL: Present: Comms. Mitchell Basila, Richard Williams, Clayton Schubert,
Chairman Gene Ostermann and Building Director Bud Trott.
Absent: Comm. Lee Alton
AGENDA ITEM 1:
Chairman Ostermann made a motion, seconded by Comm. Williams, that the minutes of the
August 16, 1971 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 2 as fol Jm-.,s:
•~ppl ication for a variance from Mr. and Mrs. Edward J. Ybung on property located
at 3435-3435½ Hermosa Avenue, legally described as Lot 5, Dale Tract. Applicants
request a variance to add to a nonconforming building an open balcony at rear of
said building, balcony to be 5 ft. wide by 23 ft. long."
No correspondence from property owners.
Public hearing opened at 7:35 p.m.
Applicant, Mr. Ed Young, was present and said that the drawings, photographs and
written arguments presented at the time he made application for the variance should
answer any questions the Board might have.
Mr. Trott summarized Mr. Young's case, mentioning that all the alterations were made
without benefit of permits or inspections, that subsequently building permits were
taken out covering structural work done on the inside of the structure but that no
permit was issued for the balcony because it required a variance due to the fact
that it was a non-conforming building with non-conforming use. He suggested that
the variance, if granted, be subject to the conditions that all necessary permits
be secured and that a 90-day time 1 imit for completion of work be given.
Comm. Basila said that, in addition to the conditions suggested by Mr. Trott, he
felt Mr. Young should be required to bring his buildings up to the minimum housing
code.
Pub] ic hearing closed at 7:48 p.m.
A motion was made by Chairman Ostermann, seconded by Comm. Schubert, to grant the
variance.
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
Chairman Ostermann made a motion, seconded by Comm. Basila, to adopt Resolution
BZA 154-51 granting a variance to Mr. and Mrs. Edward J. Young to add to a noncon-
forming building an open balcony at rear of said building, balcony to be 5 ft. wide
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OCTOBER 4, 1971
by 23 ft. long. Variance to be granted for the following reasons:
1. That there are exceptional or extraordinary circumstances or
conditions applicable to the property involved.
2. That such variance is necessary for the preservation ,and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity and zone, and denied to the property in
question.
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
I ocated.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
and further, that this variance is granted subject to the following conditions:
1. That all necessary permits, including the electrical and plumb-
ing permits not yet taken out, be secured and that all previous
work be exposed for property inspections by the Building Department.
2. That a time limit for completion of the work of ninety days be
given, and that failure to comply will make the variance null
and void.
3. That both buildings must be brought up to the minimum housing code.
AGENDA ITEM 3:
Acting Secretary of the Board, Clayton Schubert, read A13enda Item 3 as follows:
•~ppl ication for a variance from Mr. and Mrs. Ronald H. Walecki on property located
at 2012 Power Street, legally described as Lot 60, Tract 1868. Applicants request
a variance to erect a six foot fence along front property line and westerly side-
yard in lieu of maximum height allowed of three feet in required 10 ft. setback.''
No correspondence received from property owners.
Public hearing opened at 7:53 p.m.
Applicant, Mr. Ronald Walecki, was present and displayed drawings and pictures of
his fence and the surrounding area. He pointed out that although he did not meet
the required 10 ft. setback, he had cut the fence back at an angle at the corner
of the lot and felt that it did provide sufficient vision clearance.
Bud Trott stated that there are many other fences in the immediate area of a similar
nature, and that the fence, as situated, would not interfere with adjoining proper-
ties.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING OCTOBER 4, 1971
Pub! ic hearing closed at 8:00 p.m.
Following a brief discussion by the Board, Comm. Schubert made a motion, seconded
by Comm. Williams, to grant the variance.
AYES: Comm. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
Comm. Schubert made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA
154-52 granting a variance to Mr. and Mrs. Ronald H. Walecki to erect a six ft.
fence along front property 1 ine and westerly sideyard in 1 ieu of maximum height
allowed of three ft. in required JO ft. setback. Variance to be granted for the
foll0wing reasons:
I. That there are exceptional or extraordinary circumstances or
conditions applicable to the property involved.
2. That such variance is necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity and zone, and denied to the property in
question.
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.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
Motion carried by the fol lowing vote:
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
Meeting adjourned at 8:04 p.m.
Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN
THE COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON NOVEMBER 1, 1971,
AT 7:30 P.M.
Meeting called to order at 7:30 p.m. by Chairman Gene Ostermann.
Pledge of allegiance led by Chairman Ostermann.
ROLL CALL: Present: Corm,s. Mitchell Basila, Lee Alton, Clayton Schubert,
Richard Williams, Chairman Gene Ostermann and Assist-
ant Zoning Administrator Marie Betcone.
Absent: None
AGENDA ITEM 1:
Conrn. Williams made a motion, seconded by Chmn. Ostermann, that the minutes
of the October 4, 1971 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Conrn. Schubert read Agenda Item 2 as fol lows: "Application for a variance
from Roger L. McGee on property located at 1821 Pacific Coast Highway, legally
described as Lots 6, 7 and 17, Block 81, 2nd Addition to Hermosa Beach. Appl i-
cant requests permission to erect four separate patio fences, approximately
seven feet long and five feet high encroaching four feet into ten-foot setback
in 1 i eu of permitted three foot high fence."
No correspondence from property owners.
Public hearing opened at 7:32 p.m.
Hr. John Saathoff, representing Inland Pacific, 3451 Torrance Boulevard, Tor-
rance, California, who are the general contractors for Roger L. McGee, appeared
before the Board to ask that the variance be granted. He said the purpose of
the 5' high fences was to screen out noise and dirt from the highway and provide
a degree of privacy to the bedroom windows behind the fences. He added that, at
the time the fences were constructed (approximately 2 months ago), they were
unaware they were in violation of our zoning ordinance, and that the Building
Inspector had discovered the violation almost inrnediately and, as a consequence,
the appl leant was requesting the variance.
Public hearing closed at 7:36 p.m.
After looking at the plans and photographs of the fences, the Board decided
that to tear down the fences would create an eyesore for the City, as well as
destroying the usability of the apartments Involved.
A motion was made by Chairman Ostermann, seconded by Comm. Alton, to grant the
variance.
AYES: Conrns. Alton, Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING NOVEMBER 2, 1971
Chairman Ostermann made a motion, seconded by Comm. Williams, to adopt Reso-
lution BZA 154-53 granting a variance to Roger L. McGee to erect four separate
patio fences, approximately seven feet long and five feet high encroaching
four feet into ten foot front setback in 1 ieu of permitted three foot high
fence. Variance to be granted for the following reasons:
1. That there are exceptional circumstances or conditions
applicable to the property involved in that the apart-
ment house does sit on Pacific Coast Highway and the
fences would provide protection and would screen off
traffic noise.
2. That such variance is necessary for the preservation
and enjoyment of a substantial property right due to the
fact that such fences have been granted to other property
owners just below this development on Valley Drive for
similar reasons, and that surrounding properties are
mainly commercial and, therefore, are developed to the
front property line.
3. That the granting of such variance will not be materially
detrimental to the pub) ic welfare or injurious to the
property or improvements in such vicinity and zone in
which the property is located.
4. That the granting of such variance will not adversely
affect the comprehensive general plan.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
Meeting adjourned at 8:06 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON NOVEMBER 15, 1971 AT 7:30 P.H.
Meeting called to order at 7:31 p.m. by Chairman Ostermann.
Pledge of allegiance led by Chairman Ostermann.
ROLL CALL: Present: Comms. Clayton Schubert, Richard Williams, Chairman Gene
Ostermann, and Building Director Bud Trott.
Absent: Convns. Lee Alton, Mitchell Basila
Chairman Ostermann appointed Comm. Schubert Acting Secretary of the Board in the
absence of C011111. Alton.
AGENDA ITEM 1:
Chairman Ostermann made a motion, seconded by C011111. Williams, that the minutes of
the November I. 1971 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 2 as follows:
"Application for a variance from Aaron Rosen on property located at 422 -44D Pier
Avenue, legally described as Lot 14, Tract 780. Applicant requests a variance to
add 320 sq. ft. of storage area to an existing commercial building having 6,000
sq. ft. with 15 existing parking stalls. No additional parking to be provided.''
No correspondence from property owners.
Public hearing opened at 7:34 p.m.
Mr. Aaron Rosen, 1000 John Street, Manhattan Beach, appeared before the Board. He
had with him a sketch shewing the original land usage and also the proposed new
usage with the same a110unt of parking allowed .. He pointed out that the garage on
the property presently being used for storage would be emptied out and used as one
parking space.
Chmn. Ostermann asked what the present code was for cOfllllercial parking. Mr. Trott
said the Zoning Ordinance called for one space for each 300 sq. ft. of floor area.
Bud Trott said that the proposed addition would not generate additional parking.
Comm .. Schubert observed that there seemed to be ample off-street parking in that
area at any rate.
Public hearing closed at 7:41 p.m.
Conm. Schubert said if variance granted, he would I ike to see a condition added that
the garage must be kept accessible for parking.
Comm. Williams made a motion, seconded by Chmn. Ostermann, to grant the variance.
AYES: C011111s. Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comms. Alton, Basila
Convn. Schubert made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA
154-54 granting a variance to Aaron Rosen to add 320 sq. ft. of storage area to an
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING NOVEMBER 15, 1971
existing conmercial building having 6,000 sq. ft. with 15 existing parking stalls.
No additional parking to be provided. Variance to be granted for the following
reasons:
1. That there are exceptional or extraordinary circumstances or
conditions applicable to the property involved in that, at
the time, the City did not have specific parking requirements
in the Zoning Ordinance and the Planning Commission felt the
15 parking stalls to be the proper amount. Also, the addi-
tional storage area will not generate any more parking needs.
2. That the variance is necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity and zone, and denied to the property in
question.
3. That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the property
or improvements in such vicinity and zone in which the property
Is located.
4. That the granting of such variance will not adversely affect
the comprehensive general plan.
AND FURTHER, that this variance is granted subject to the following condition:
1. Garage door must be removed and space be accessible in garage
area at all times for parking.
Motion carried by the following vote:
AYES: Conrns. Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comms. Alton, Basila
AGENDA ITEM 3:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 3 as follows:
"Application for a Jot real lgnment from Jefferson Enterprises on property located
at the corner of Monterey, 4th Street and Culper Court, legally described as Lots
29 and 30, Block K, Tract 1686. Realignment would result in said two lots front-
ing on 4th Street instead of Monterey Boulevard."
No correspondence from property owners.
Public hearing opened at 7:48 p.m.
Bud Trott distributed copies of the proposed parcel map to the Board, showing the
two lots divided into two 50 1 x 60 1 lots running north/south instead of the present
two 30 1 x 100 1 lots running east to west. He stated that if the lots were left as
presently laid out, they would undoubtedly be developed as one site with a ten-
unit apartment building.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING NOVEMBER 15, 1971
Hr. Arthur BaJchen, 1040 Manhattan Avenue, Hermosa Beach, representing Jefferson
Enterprises, Inc. was present and stated that, with the realignment, each lot
will be developed with a four-unit building (3 -2 bdrm. units+ an owner's unit).
The side yards would be increased to five feet and there would be several ways
to Jay out the garages with no tandem parking needed.
No one appeared in opposition to the request.
Pub) ic hearing closed at 7:55 p.m.
Following a brief discussion, a motion was made by Chairman Ostermann, seconded
by Comn. Williams, to grant the lot realignment request.
AYES: Comms. Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT:: Comms. Alton, Basila
Chmn. Ostermann made a motion, seconded by Comm. Williams, to adopt Resolution
BZA 154-55 granting a variance for realignment of lot lines on property located
at the corner of Monterey, 4th Street and Culper Court, legally described as Lots
29 and 30, Block K, Tract 1686, which will result in said two lots fronting on
4th Street instead of Monterey Boulevard. Variance to be granted for the following
reasons:
1. That there are exceptional circumstances applicable to the prop-
erty involved in that it would create l ·ess density than if the
two lots were to be used as one site.
2. That granting of this variance substantially fulfills required
showing No. 2, Section 1402, City of Hermosa Beach Zoning Code.
J. 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.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
5. The granting of this variance is not creating any additional
parcels nor is it reducing the lot area in existing parcels.
ANO FURTHER, that this variance is granted subject to the following conditions:
1. That the lots must be developed separately.
2. Submit final parcel map to the Public Works Director for
approval I and
3. Record the lot split as prescribed by the subdivision regulations.
Motion carried by the following vote:
AYES: Comms. Schubert, Williams, Chmn. Ostermann
NOES: None .
ABSENT: Conms. Alton, Basila
Meeting adjourned at 8:29 p.m.
Cl~&';;~retary Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN ~HE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON DECEMBER 6, 1971 at 7:30 p.m.
Meeting was adjourned for lack of a quorum to December 14, 1971.
MINUTES OF THE ADJOURNED REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD
IN THE COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON DECEMBER 14, 1971 AT
]:30 P.H.
Meeting called to order at 7:32 by Chairman Ostermann.
Pledge of Allegiance led by Chairman Ostermann.
ROLL CALL: Present: Comms. Lee Alton, Clayton Schubert, Richard Williams, Chmn.
Gene Ostermann
Absent: Comm. Basila
AGENDA ITEM I:
Comm. Williams made a motion, seconded by Chmn. Ostermann, that the minutes of the
November 15, 1971 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Agenda Item 2 was read as follows: 11App1 ication for a variance from Mr. and Mrs.
Richard Raeber on property located at 3310 Strand, legally described as Lot 14,
Block 1, Shakespeare Beach Tract. Applicants request a variance to replace an
existing 2½ ft. wide x 7 ft. long balcony with a 6 ft. wide balcony extending
across the entire front of the building. Building is nonconforming to the zone.11
No correspondence from property owners.
Public hearing opened at 7:34 p.m.
Mrs. Richard Raeber, one of the applicants, appeared before the Board. She said
that since she and her husband purchased the house several months ago, they have
been trying to improve the condition and appearance of the building. They are
putting glass across the front and would like to have a wider balcony that extends
across the entire front, both for the added privacy and the useabil ity. She added
that it would not be blocking the 1 ight or ventilation from any surrounding prop-
erties an:! would be complying with the required setbacks.
Mr. Trott stated that the building was nonconforming to the zone due to the fact that
there was more than one unit on an R-1 lot, the building having been there prior to
the R-1 zoning.
Public hearing closed at 7:40 p.m.
Following a brief discussion, Chmn. Ostermann made a motion, seconded by Comm. Williams,
to grant the variance.
AYES: Comms. Alton, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Basila
Chairman Ostermann made a motion, seconded by Comm. Williams, to adopt Resolution
BZA 154-56 granting a variance to Mr. and Mrs. Richard Raeber to replace an existing
2½ ft. wide x 7 ft. long balcony with a 6 ft. wide balcony extending across the entire
front of the building, said building being nonconforming to the zone. Variance to be
granted for the following reasons:
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING DECEMBER 14, 1971
1. That there are exceptional or extraordinary circumstances or
conditions applicable to the property involved.
2. That such variance is necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity and zone, and denied to the property in
question.
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.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
Motion carried by the
AYES: Comms. Alton,
NOES: None
ABSENT: Comm. Basila
AGENDA ITEM 3:
following vote:
Schubert, Williams, Chmn. Ostermann
Agenda Item 3 was read as follows: 11Appllcation for a lot realignment from Mary B.
Brandvig on property located at 1109 -1st Street, legally described as Lots 44, 43
and the westerly one-half of Lot 42, Tract 1802. This realignment would create two
31.25 1 parcels in lieu of two 25 1 and one 12.50 1 parcels.••
No correspondence from property owners.
Public hearing opened at 7:45 p.m.
Mr. Gene Lunsmann, 4337 W. El Segundo Blvd., Hawthorne, representative for Mrs.
Brandvig appeared before the Board. He stated that by using the half lot to increase
the size of the two single Jots, they could build two nice single family split level
dwellings on these lots.
Bud Trott aastributed copies of the proposed parcel map to the Board, showing the two
and one-half Jots divided into two 31.25 1 parcels in 1 ieu of two 25 1 and one 12.50 1
parcels. Mr. Trott said the realignment meets all the criteria set forth in the ord-
inance on lot splits.
Public hearing closed at 7:47 p.m.
The Board was of the unanimous opinion that the lot realignment was desirable and to
the best interests of the City.
Comm. Schubert made a motion, seconded by Comm. Alton, to grant the Jot realignment
request.
AYES: Comms. Alton, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Basila
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING DECEMBER 14, 1971
Comm. Schubert made a motion, seconded by Chmn. Ostermann, to adopt Resolution
BZA 154-57 granting a variance for realignment of lot 1 ines on property located
at 1109 -1st Street, legally described as Lots 44, 43, and the westerly one-
half of Lot 42, Tract 1802, which would create two 31.25 1 parcels in I ieu of two
25 1 and one 12.50 1 parcels. Variance to be granted for the following reasons:
1. Would be complying with the criteria set forth in the divisions
of lots or realignment of lots.
2. The realignment of these lots would be in conformity with the
intent and purposes of the comprehensive general plan.
3. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in
such vicinity and zone in which the property is located.
4. These two lots will be of greater lot area than adjoining lots
within the area.
AND FURTHER, that this variance is granted subject to the following conditions:
I. That final parcel map is submitted to the Public Works Director
for approval, and
2. Record the lot split as prescribed by the subdivision regulations.
Motion carried by the following vote:
AYES: Comms. Alton, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Conrn. Basila
Chmn. Ostermann asked if there were any other matters to be brought before the
Board prior to adjournment.
Mrs. Rosemary Foreman, 68 -14th Street, Hermosa Beach, a member of the Hermosa
Beach Improvement Conrnission, appeared before the Board to discuss the variance
granted by the Board several months ago to Sunnyglen Construction Company for
construction of a sign at 2nd Street and Hermosa Avenue. She said she felt the
variance was granted not only in violation of the sign ordinance but also in
violation of the State Planning Act on the grounds that granting such a variance
constitutes a privilege that no one else in the area enjoys. She also stated
that the Improvement Commission is trying to improve the south end of town, and
this billboard esthetically leaves a lot to be desired.
She felt granting this variance had set a very bad precedence and expressed con-
cern that other big developers in the city might seek the same privilege.
Conrn. Schubert mentioned that the development was condominiums which are a new
concept to this city and he felt they faced quite a problem in selling them.
He also stated that he lived at the south end of town, and would rather see the
sign for one year than have the condominiums sit vacant as a target for vandals,
etc.
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUST~ENTS MEETING DECEMBER 14, 1971
Comm. Williams mentioned that he felt the Board had been influenced in their
decision to some degree by the fact that the Planning Conmission had granted
a Conditional Use Permit for a similar sign at Pacific Coast Highway and 2nd St.
Comm. Alton said he does not feel we need to give the same consideration to
other types of developers. He added, however, that he felt there was a lack
of communication between the Board of Zoning Adjustments and the Improvement
Convnission and that perhaps an exchange of minutes and agendas would help.
Mr&. Foreman agreed that this would be helpful.
Mrs. Foreman explained briefly the method of operation and aims of the Improve-
ment Commission.
It was agreed by all present that, in the future, agendas and minutes would be
exchanged for the benefit of both Boards.
Meeting was adjourned at 8:20 p.m.
Lee Alton, Secretary Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON DECEMBER 20, 1971 AT 7:30 P.M.
Meeting called to order at 7:31 p.m. by Acting Chairman Lee Alton.
Pledge of Allegiance led by Chmn. Alton.
ROLL CALL: Present:
Absent:
AGENDA ITEM I:
Comms. Lee Alton, Clayton Schubert, Richard Williams.
Comms. Mitchell Basila, Chmn. Gene Ostermann
Approval of minutes. It was agreed to hold over the approval of the minutes of
the December 14, 1971 adjourned regular meeting until the next regular meeting.
AGENDA ITEM 2:
Agenda Item 2 was read as follows: "Application for a lot split from the Hermosa
Beach City School District which will create two parcels out of one parcel and 15
lots. Property fronts on Harper Avenue at 19th Street and is described as follows:
Lot 3, Block 88, 2nd Addition to Hermosa Beach (except the East 100 1), and Lots
28, 29, 30, 32, 33 and 34 of Angela Heights Tract and vacated portions of Silver
Street 40 1 wide and 17th Street 40 1 wide abutting said lots, and Lots 180, 181,
182, 183 and 184 of Walter Ransom Co.•s Redondo Home Tract, and the East 100 1 of
Lot 3, Block 88, 2nd Addition to Hermosa Beach (except the East 20 1 ), and Lots 35,
36, 37 and 38, Angela Heights Tract (except the East 20 1 ).11
No correspondence from Pproperty owners.
Public hearing opened at 7:36 p.m.
Dr. Alfred B. Lokka, Jr., Asst. Supt. of the Hermosa Beach City School District,
appeared before the Board. He stated that he was requesting the lot split on
recommendation from the City Planner, Bob Crawford, and the Building Director,
Bud Trott. Their intent is to sell Parcel 2. They are also dedicating 20 1 abut-
ting Harper Lane to the City for street widening purposes.
No one else appeared either for or against the variance.
Public hearing closed at 7:42 p.m.
Comm. Schubert made a motion, seconded by Comm. Williams, to grant the variance.
AYES: Comms. Alton, Schubert, Williams
NOES: None
ABSENT: Comms. Basila, Chmn. Ostermann
Comm. Schubert made a motion, seconded by Comm. Williams, to adopt Resolution
BZA 154-58 granting a lot split to the Hermosa Beach City School District for the
following reasons:
I. It would be complying with the criteria set forth in the divisions
of lots or realignment of lots.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING DECEMBER 20, 1971
2. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in
such vicinity and zone in which the property is located.
3. The lot split would be in conformity with the intent and purposes
of the comprehensive general plan.
AND FURTHER, that this variance is granted subject to the following conditions:
I. That the East 20 ft. measured at a right angle to the easterly line
thereof of Lot 3, Block 88, 2nd Addition to Hermosa Beach and the
East 20 ft. measured at a right angle to the easterly 1 ine thereof
of Lots 35, 36, 37 and 38 of Angela Heights Tract be dedicated to
the City of Hermosa Beach for street purposes.
2. That final parcel map is submitted to the Public Works Director for
approval.
3. That lot split is recorded as prescribed by the subdivision regu-
lations.
4. In Parcel 1, lot lines on Lots 28, 29, 30, 32, 33 and 34 of the
Angela Heights Tract and Lots 180, 181, 182, 183 and 184 of Walter
Ransom Co.'s Redondo Home Tract shall be deleted and shall become
a part of said Parcel I.
5. In Parcel 2, lot I ines on Lots 35, 36, 37 and 38 of Angela Heights
Tract shall be deleted and shall become a part of said Parcel 2.
Motion carried by the following vote:
AYES: Comms. Alton, Schubert, Williams
NOES: None
ABSENT: Comm. Basila, Chmn. Ostermann
Shortly before adjournment, Mr. Charles Webb, 1242 -19th Street, appeared to
oppose granting of the variance to the School District. His opposition was based
on increased traffic and parking problems he felt would result from residential
development of that area.
Mr. Trott showed him the tentative parcel map and explained that the School District
was dedicating 20 ft. of their land to the City in order to widen Harper Lane to
40 ft. He also mentioned that future subdivision of the property would only create
approximately 10 lots which should not create too great a traffic problem.
The Board pointed out to Mr. Webb that if he was opposed to the subdivision of this
parcel, he should register his cemplaint with the Planning Commission when they
meet to consider the matter.
Meeting adjourned at 7:54 p.m.
Lee Alton, Acting Chairman ....._____
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE COUNCIL
CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON JANUARY 3, 1972 AT 7:30 P.M.
Meeting called to order by Vice-Chairman Mitchell Basila at 7:37 p.m.
Pledge of allegiance led by Vice-Chmn. Basila.
ROLL CALL: Present: Co1M1s. Lee Alton, Mitchell Basila, Clayton Schubert, Richard
Wi 11 i ams
Absent: Chmn. Gene Ostermann
AGENDA ITEM 1:
Approval of minutes from regular meetings of December 14, 1971 and December 20, 1971.
Commo Schubert asked that a correction be made for clarification purposes to the final
paragraph of the minutes of December 20, 1971, which read as fol lows: "The Board
pointed out to Mr. Webb that if he was opposed to the subdivision of this parcel, he
should register his complaint with the Planning Commission when they meet to consider
the matter." It should be changed to read: '1The Board pointed out to Mr. Webb that
their action on this variance was a reverse lot split, making two parcels out of one
large parcel and fifteen individual lots. If, in the future, the property is sold
and the buyer wishes to submit a subdivision request, it would be considered by the
Planning Commission, at which time Mr. Webb could appear and express his opposition
to the request.11 Convn. Schubert made a motion, seconded by Comm. Williams, that the
minutes of the December 20, 1971 meeting, as corrected, and the minutes of the Decem-
ber 14, 1971 meeting be approved.
AYES: Comms. Basila, Schubert, Williams
NOES: None
ABSTAIN: Comm. A1ton(arrived at 7:40 p.m. & missed minutes discussion)
ABSENT: Comm. Ostermann
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as foll<Ms: 11Appl ication for
a variance from Mr. and Mrs. Howard B. Lawson on property located at 900 Strand, legally
described as Lot 1, Block 10, Hermosa Beach Tract. Applicants request a variance to
close off one garage of a three-car garage. Said garage to be closed off will be used
for storage.' 1
No correspondence from property owners.
Pub I ic hearing opened at 7:41 p.m.
Mr. Howard B. Lawson, appl leant, appeared before the Board. He asked if the Board had
read the letter he wrote December 20, 1971 setting forth ais reasons for asking for the
variance. He was advised that each director had received a copy of the letter at the
time their agendas were mailed to the~. His letter stated that his wife is an artist
and interior decorator and used the closed off garage to store her art supplies and
the decorator items she purchases for cl ients 1 homes. He also stated that adjacent
to his property there is some City owned property with space for the parking of two
cars, and this area along with the two remaining garages on his property provided
parking for four automobiles.
In answer to a question from the Board, Mr. Lawson said he had two automobiles which
he parked in the two garages and his tenant had one car and parked in one of the city-
owned spaces.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING HELD JANUARY 3, 1972
Public hearing closed at 7:50 p.m.
The Board discussed the problems that would arise should they grant a variance to
close off a garage, no matter ho,., valid the reason for closing it off. In the first
place, the City o,.,ned spaces are for the use of any citizen who requires it land
cannot be considered the private parking area of any one homeowner. Secondly, it
would set a precedent that would allow other homeo,.,ners to apply for the same right,
which would increase the overcongested parking situation already existing within the
City.
A motion was made by Comm. Alton, seconded by Comm. Williams, to grant the variance.
AVES: None
NOES: Comms. Alton, Basila, Schubert, Wi11 iams
ABSENT: Comm. Ostermann
Comm. Wl11 iams made a motion, seconded by Comm. Basila, to adopt Resolution BZA 154-59
denying a variance to Mr. and Mrs. Howard B. Lawson to close off one garage of a three-
car garage. Variance denied for the following reasons:_
1. That there are no exceptional or extraordinary circumstances or
conditions applicable to the property involved.
2. That such variance is not necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property in
the same vicinity and zone, and denied to the property in question.
3. That the granting of this variance would be materially detrimental
to the public welfare and injurious to the property and improvements
in such vicinity and zone because it would be adding to the overly
congested parking situation that now exists in that area.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert, Will lams
NOES: None
ABSENT: comm. Ostermann
The Chairman thanked Mr. Lawson for appearing and advised him of his right to appeal
the Board's decision to the City Council within ten days from this date.
AGENDA ITEM 3:
Secretary of the Board, Lee Alton, read Agenda Item 3 as follows: '¼ppl ication for
a variance from Mr. Jim Cariker on property located at 527 Monterey Boulevard, legally
described as Lot 20, Tract 1074. Applicant requests permission to construct a duplex
with four garages, two accessible stalls and two tandem stalls, in lieu of three
accessible parking stalls required.''
No correspondence from property owners.
Public hearing opened at 8:00 p.m.
Mr. Jim Cariker, applicant, appeared before the Board. He said the reason he wished
to build his duplex with two accessible stalls and two tandem stalls all enclosed
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING HELD JANUARY 3, 1972
instead of two accessible enclosed stalls and one open stall was to provide enclosed
parking for his tenants and still have room for his car and a boat in enclosed parking.
Appearing in opposition to the request was:
Mr. Max Strehler, 515 Monterey Blvd.
and
Frances Parker, 521 Loma Drive
Their concern was that the additional enclosed parking could easily be converted into
a 11 bootleg11 unit at some future time by a subsequent ONner and asked what guarantee
could be given that this wouldn't happen. The Board said the law was the best pro-
tection against this occurrence, and also that the City now requires a Residential
Building Report be acquired from the Building Department and given to the buyer shON-
ing building records, legal usage, etc. on each property sold.
Mrs. Parker said she was glad to know the City is trying to eliminate as much misuse
of garage areas as possible.
Pub) ic hearing closed at 8:12 p.m.
Following a brief discussion, a motion was made by Co1m1. Schubert, seconded by Co11111.
Alton, to grant the variance.
AYES: Co11111s. Alton, Schubert, Williams
NOES: Co11111. Basila
ABSENT: Conm. Ostermann
Convn. Schubert made a motion, seconded by Convn. Williams, to adopt Resolution BZA 154-60
granting a variance to Mr. Jim Cariker to construct a duplex with four garages, two
accessible stalls and two tandem stalls, in lieu of three accessible parking stalls
required. Variance to be granted for the following reasons:
1. That there are exceptional or extraordinary circumstances and
conditions applicable to the property involved.
2. That the granting of this 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
1 ocated.
3. That the granting of such variance will not adversely affect the
comprehensive general plan.
4. The granting of this variance will provide an advantage and will
add to the relief of the overcongested parking situation that no.-J
exists within the area.
Motion carried by the follo.-Jing vote:
AYES: Conms. Alton, Schubert, Williams
NOES: Convn. Basila
ABSENT: Co1m1. Ostermann
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING HELD JANUARY 3, 1972
AGENDA ITEM 4:
Secretary of the Board, Lee Alton, read Agenda Item 4 as follows: 11Appl ication for
a variance from Mr. Harry Snyder on property located at 28 -20th Street, legally
described as Lot 9, Block 20, Hermosa Beach Tract. Applicant requests permission to
add two additional parking stalls for a duplex in 1 ieu of providing 400 sq. ft. of
outdoor space. Said duplex would have a total of five parking stalls.11
No correspondence from property owners.
Public hearing opened at 8:22 p.m.
Mr. Harry Snyder, applicant, appeared before the Board. He stated that he is pres-
ently in the framing stage of construction on a duplex at 28 -20th Street. It was
recently discovered by the Building Department that they had overlooked the fact that
although he was only building a duplex it was on an R-3 Jot and, therefore, required
400 sq. ft. of open area to meet code requirements. He would prefer to add two addi-
tional parking stalls in 1 ieu of the required open space.
Bud Trott showed the Board the plans for the duplex and explained that Mr. Snyder
could knock out two walls on the rear and meet the requirements, but that this would
serve no logical purpose. He pointed out to the Board that this property is on a
walk street and the alley in the rear is only 20 1 wide, therefore no street parking
is available. Mr. Trott added that it is the City's pol icy where there is a walk
street, to allow the homeowners to fence in the extra 20 1 depth in front which gives
the property 600 sq. ft. of open space. He feels the parking would be more beneficial
than an additional 400 sq. ft. of open area which would be located at the rear of the
property adjacent to the 20 1 alley and which, in ·all probability, would be used for
parking in 1 ieu of open area use.
Public hearing closed at 8:27 p.m.
After discussion in which the Board expressed the op1n1on that if it were not a "hard-
ship case11 they would be reluctant to grant such a variance, Comm. Williams made a
motion, seconded by Comm. Basila, to grant the variance.
AYES: Convns. Alton, Basila, Schubert, Williams
NOES: None
ABSENT: Conrn. Ostermann
Convn. Williams made a motion, seconded by Conrn. Alton, to adopt Resolution BZA 154-61
granting a variance to Mr. Harry Snyder to add two additional parking stalls for a
duplex in 1 ieu of providing 400 sq. ft. of outdoor space. Variance granted for the
following reasons:
I. That there are exceptional or extraordinary circumstances or
conditions applicable to the property involved.
2. 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.
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING HELO JANUARY 3, 1972
3. That the granting of this variance will not adversely affect the
corr,,,rehensive general plan.
4. The adding of the two additional garage spaces will relieve the
overcongested parking situation now existing in the area.
5. The deletion of the usable outdoor space wiJJ not be critical to
the property involved or to the properties within the vicinity,
the property being so located as to have access to 600 sq. ft.
of usable space of City property which is enjoyed by all prop-
erties in the vicinity.
Motion carried by the follCMing vote:
AYES: Comms. Alton, Basila, Schubert, Williams
NOES: None
ABSENT: Comm. Ostermann
Meeting adjourned at 8:45 p.m.
c:?Lee Alton, Secretary Vice-Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE COUNCIL
CHAMBERS OF THE CITY HALL,-HERMOSA BEACH, ON JANUARY 17, 1972 AT 7:30 P.M.
Meeting called to order by Chairman Ostermann at 7:31 p.m.
Pledge of alleglance led by Chmn. Ostermann.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Clayton Schubert, Richard
Williams, Chmn. Gene Ostermann
Absent: None
AGENDA ITEM 1:
Approval of minutes. Comm. Basila made a motion, seconded by Comm. Williams, that the
minutes of the January 3, 1972 meeting be approved.
AVES: Comms. Alton, Basila, Schubert, Williams
NOES: None
ABSTAIN: Chmn. Ostermann (absent last meeting).
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11Application for a
variance from Sunnyglen Construction Co., Inc. on property located at 414 -2nd Street,
legally described as Parcels I through 6 of Exhibit A, metes and bounds. Applicant
requests permission to display with temporary banners advertising apartments for rent,
6 1 xl2' attached to the face of the exterior wall, maximum of two banners per street
frontage; and display flags attached to poles maximum of 16 1 high, flags to be maximum
of 2'x4 1 spaced 20 1 apart on each street frontage.11
No correspondence from property owners.
Public hearing opened at 7:33 p.m.
Mr. Peter Tillson, Sunnyglen Construction Company, 17422 Prairie Avenue, Torrance,
appeared before the Board. He says that without banners and flags on his building,
many people pass by without knowing they are open for rentals. Mr. Tillson showed the
Board and the audience an artist's rendering of the building with the banners up, and
said that if the variance was granted he would be putting the banners on the middle
story with two facing each street so traffic from either direction would be able to
see the "Now Renting 11 signs. He would use two-colored flags with the poles painted
green. In answer to a question from the Board, Mr. Tillson said they have 30 units
presently rented and are getting additional rentals at the rate of about five per week,
and would hope that it would take no more than six to nine months to fill. He added
that surrounding cities allow this type of advertising.
Appearing in opposition to the variance:
Mr. Karl Raife, 145 Lyndon Street, representing the Marina Property Owners Association.
Said their Association is trying to upgrade the appearance of the town, especially the
south end of town. They feel the signs on Pacific Coast Highway and Hermosa Avenue
Sunnyglen presently has should be sufficient, but, Mr. Raife added, they do want them
to be able to rent them, and if Mr. Tillson feels it is necessary, they wouldn't object
to one sign by the office. However, Mr. Raife said his personal opinion is that news-
paper advertising is a better medium and draws a better type of tenant than signs.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JANUARY 17, 1972
Mr. Raife thinks that when condominiums completed and their signs go up, it will be
I ike a canyon on those streets.
Also opposed -Mrs. Rosemary Foreman, 68 -14th Street. Mrs. Foreman asked that the
minutes reflect that she was appearing as a private citizen and not as a member of
the Improvement Commission. She stated that she feels that the granting of a variance
to the sign ordinance is in violation of the State Planning Act. Comm. Alton quest-
ioned Mrs. Foreman as to what portion of the State Planning Act she was referring to
and who was her source of information regarding same. She said it was the section
referring to allowing one person to enjoy a privilege not extended to other people
in the area, and she obtained her information from Mr. Bob Crawford. Mrs. Foreman
added that she felt Sunnyglen had already been given many privileges none of the
other developers are allowed. She feels the two billboards the City has already
granted to Sunnyglen set a bad precedent. Doesn't think the answer to the high
vacancy factor in Hermosa Beach is more banners.
Mrs. Foreman says Improvement Commission is trying to eliminate some of the visual
pollution. Comm. Alton asked Mrs. Foreman if the Improvement Commission had just
recently become interested in signs. Mrs. Foreman answered that interest has devel-
oped due to abundance of signing because of the enormous increase in new construction
in Hermosa, and the Improvement Commission is trying to prevent the excessives. They
feel it will be an ever-increasing problem. Mrs. Foreman also mentioned there were
other ways to advertise rentals, such as newspaper advertising, through qualified
rental agents, mailers, and also feels if you have a good building the tenants will
rent it for you by word-of-mouth.
Comm. Alton mentioned the fact that if the Sunnyglen development were a series of
small buildings instead of the large one, they would be allowed under our present sign
ordinance one sign on each building.
Comm. Schubert feels that without signs, they will have a high vacancy problem which
would be even more undesirable than the signs. He added that many developers will
not build in Hermosa because of the problems involved.
Mrs. Foreman requested that if the Board did grant the variance to please put a I imita-
tion on the length of time they can leave the signs up.
Also opposed -Mrs. Jeanette Karcher, 162 Monterey Boulevard, asked what was the law
in regard to the signs. Mr. Trott explained what was allowed under the sign ordinance.
Mrs. Karcher's opinion was that they should have to comply with the law as written.
She added that she had a complaint involving one of the tenants to whom they have
rented an apartment. Tenant is taking his motorcycle into the apartment building
instead of parking it in the underground garage provided. Feels it is a fire hazard
and asked if someone would follow it up. Mr. Trott indicated the Building Department
would check into the problem.
Rall i Dimitriou, IOI Monterey Boulevard. Stated he was neither for nor against this
variance in particular. His objection is that one large company is granted privileges
other small builders not given. Asked if variance was granted, would it mean same
privilege was available 'to everyone else? The Board said this variance only covered
the one request and anyone else desiring the same privilege would have to make their
own request.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JANUARY 17, 1972
Speaking in favor of the variance:
Mr. Kenneth Komick, 1007 Pacific Avenue, Manhattan Beach. Mr. Komick is a general
contractor doing most of his work in Hermosa Beach. Says he arrived late, therefore,
didn't know all that had been discussed, but wanted to appeal to the Board on behalf
of all the general contractors facing the dilemna of trying to fill their completed
apartment buildings as rapidly as possible in order to meet their financial obi igations.
He stated ·that he had tried other forms of advertising, such as newspapers and radio,
but nothing draws the people I ike signs. Says most people seem to pick the area they
would 1 ike to live in and drive around looking for 11 Now Renting 11 signs on newly com-
pleted buildings. Mr. Kemick added that he could see the opposition's point regarding
11 visua1 pollution" as he doesn't feel banners help the appearance of a building, but
does feel they are necessary to new construction to draw the first 11 surge11 of interest
and get the initial tenants. Says no need for more than one sign on each street
frontage and about six flags, with a time 1 imit of six months. Comm. Alton asked
Mr. Komick if he had made a survey on the type of advertising that brings the best
tenants. Mr. Komick said no. Comm. Williams said he feels the building itself attracts
whatever type of tenants they get.
Mr. Tillson says they have kept records on their advertising as follows: 5,000 mailers
brought 50 people, newspapers drew ,15 people, and 70 people were drive-bys.
Comm. Williams asked what is allowed in the way of signs under our present sign ordin-
ance --was informed one 12 sq. ft. single face sign or one 16 sq. ft. double face sign
with no time limit on it.
Public hearing closed at 8:20 p.m.
In answer to a question from Conm. Basila, Hr. Trott said no flags are allowed under
the sign ordinance with the exception of the American Flag or State Flag.
Comm. Alton asked why the sign ordinance regarding banners not enforced before and
Mr. Trott said we had not had any complaints until recently. Mr. Trott reiterated what
he said in his written recommendation to the Board and said the Planning Convnisslon was
going to study the sign ordinance. Board asked how Jong it would take the Planning
Convnission to act on it. Bob Crawford said if they were talking about just amending
the sign ordinance, it would take probably two to three months; however, if they were
talking about the revision of the entire sign ordinance that the City Council had
requested, it would take anywhere from six months to a year. He added that if the
BZA felt there was an urgency for an amendment due to the present heavy construction,
he feels sure the Planning Conmission would honor such a reconvnendation.
Comm. Will lams says we encouraged Sunnyglen to build the 168-unit building in Hermosa
Beach --now we need to give him a chance to rent them. Convns. Alton and Schubert
feel temporary signing within reason is necessary, and Comm. Alton added he feels
sign ordinance does not give equal treatment --in fact encourages breaking up prop-
erty instead of combining it. Comm. Basila is concerned that Building Department will
be swamped with requests of a similar nature if the Board grants this variance. Comm.
Alton said a special condition exists because Planning Commission is going to do a
study on signing. Comm. Ostermann said that in his opinion they have not met the
conditions necessary for granting, but does understand feeling of fellow board members
in desiring to grant hoping to expedite the action of the Planning Commission.
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JANUARY 17, 1972
Comm. Schubert made a motion, seconded by ColTITI. Basila, to grant the variance with
the following modifications:
I . Reduce the number of display banners to two 4 1 xl2 1 banners with a
sixty-day time I imit and give them the right to apply .for consid-
eration of an extension at the end of that period.
2. May have four flags 2 1 x4 1 (two per street) attached to poles maximum of
16 1 high
Motion carried by the follONing vote:
AYES: Comm. Alton, Basila, Schubert, Williams
NOES: Cbmn. Ostermann
Comm. Schubert made a motion, seconded by Comm. Williams, to adopt Resolution BZA 154-62
granting a variance to Sunnyglen Construction Company for the following reasons:
I. A hardship exists in the disparity ratio between floor area of new
construction and permanent signs allowed.
2. That the Planning Commission is nON considering a revised sign ord-
inance.
3. Due to the extremely large number of units and the need to have these
units occupied to prevent problems which would occur to the neighbor-
hood if the units are very slow to rent out.
4. There are extraordinary circumstances or conditions applicable to the
property involved.
5. It would have a detrimental effect to the surrounding neighborhood
were current projects not rented within a financially feasible
period.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert, Williams
NOES: Conm. Ostermann
The Board informed those present that they may appeal the decision of the Board to
the City Council in writing within the next ten .days.
AGENDA . ITEM 3:
Secretary of the Board, Lee Al ton, read Agenda Item 3 as foll a.vs: "Application for a
lot split from Sunnyglen Construction Company, Inc. on property located at 414 -2nd St.,
legally described as Parcels I through 6 of Exhibit A, metes and bounds, description on
file with City of Hermosa Beach. This lot split will create three parcels from above-
described property; Parcel I fronting on 2nd Street and Valley Drive; Parcel 2 fronting
on Valley Drive and Herondo Street; Parcel 3 fronting on Herondo Street and a portion
of Monterey Bou I evard ."
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING JANUARY 17, 1972
Mr. Trott distributed copies of the tentative parcel map to the Board.
No correspondence from property owners.
Pub I ic hearing opened at 9:00 p.m.
Mr. Peter Tillson, 17422 Prairie Avenue, Torrance, representing Sunnyglen Construct-
ion Co., Inc., appeared before the Board. He explained their reason for requesting
the lot split, saying that they had sold the building constructed in their first
phase and were negotiating with the remaining land. Said it is difficult to get
financing for more than 200 units at a time. If the land is broken into three par-
cels, can record loans only on those parcels involved.
Mr. Tillson added that he was agreeable to all of the conditions requested by the City
in the event the Board granted the variance with the exception of the 20 1 setback
requested where Parcels 2 and 3 border Paree) 1. He feels that a 10 1 setback, when
added to the 10 1 setback already existing on Parcel I, making a total of 20 1 between
buildings should be sufficient. Convn. Alton asked if there would be windows facing
each other on the buildings. When told there would be, he said he felt building
would be more salable if sound does not echo down narrow corridor. Mr. Tillson said
he doesn't ever recall setbacks being handled by lot splits.
Mr. Rene J. Chouinard, 245-247 Monterey Boulevard, asked to speak. Said he was
concerned as to whether this Jot split would be conducive to increasing the density
of this area. He was informed it would not have any effect on the density. He added
a complaint about the parking congestion in that area since the apartments are being
occupied.
Public hearing closed at 9:15 p.m.
After a discussion by the Board in which they indicated favoring the City 1 s requested
setback of 20 1 , Mr. Tillson asked if they would continue the hearing until their next
meeting in order that he might consult his architect and bring in the plans they have
been working on for Paree) 2.
Chmn. Ostermann made a motion, seconded by Convn. Williams, that the hearing be contin-
ued until the next regular meeting of the Board on February 7, 1972. All ayes, so
ordered.
NON-AGENDA ITEM #1:
The Board dictated a letter to be sent to the Planning Colllllission recOlllllending that
they study the possibility of allowing temporary signs in the C-1, R-P, R-3 zones.
NON-AGENDA ITEM #2:
City Planner Bob Crawford informed the Board that the Planning Commission will be
reconsidering the sign ordinance and would I ike whatever imput they as individuals or
as a group would I ike to make to the Planning Convnission.~ Want to get as much logical
imput as they can. Said the Board 1 s opinions would be valued by the Planning Com-
mission. He added that the City Is also being asked to revise the General Plan.
PAGE 6 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JANUARY 17, 1972
Mr. Crawford said the City Council had placed the direction on the General Plan
more to the staff than to the Planning Convnission. Bob says he would I ike any
suggestions they might have. Says City is backing off on the plan to some degree
City cannot and will not have enough money to rebuild the streets, etc. if they
stay with the present plan. Will be taking some things out of the plan and looking
at downtown area as realistically as possible.
Meeting adjourned at 9:46 p.m.
77?::
Lee Alton, Secretary Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE COUNCIL
CHAMBERS OF THE CITY HALL, HERMOSA BEACH ON FEBRUARY 7, 1972 AT 7:30 P.M.
Meeting called to order at 7:37 p.m.
Pledge of allegiance led ay Chairman Ostermann.
ROLL CALL : Present: Comms. Mitchell Basila, Clayton Schubert, Richard Williams,
Chmn. Gene Ostermann
Absent: Comm. Lee Alton
AGENDA ITEM l:
Approval of minutes. Comm. Basila made a motion, seconded by Comm. Williams, that the
minutes of the January 17, 1972 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 2 as follows: "Contin-
ued hearing from January 17, 1972, on application for a lot split from Sunnyglen Construc-
tion Company, Inc. on property located at 414 -2nd Street, legally described as Parcels l
through 6 of Exhibit ''Al' metes and bounds, description on file with City of Hermosa Beach.11
Public hearing opened at 7:38 p.m.
Mr. Peter Tillson, Sunnyglen Construction Company, 17422 Prairie Avenue, Torrance,
appeared before the Board. He said that he had checked with his architect subsequent
to his earlier hearing, and that his architect felt they could comply with the proposed
setbacks asked for by the Board.
No one else asked to speak either for or against the proposed lot split.
Public hearing closed at 7:40 p.m.
Comm. Schubert made a motion, seconded by Comm. Williams, to grant the lot split request.
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
Comm. Schubert made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA 154-63
granting a lot split to Sunnyglen Construction Co., Inc. for the following reasons:
1. It would be complying with the criteria set forth in the Zoning
Ordinance for the division of parcels of land.
2. In the creating of these six parcels into three parcels, there does
not appear to be any factors which would be detrimental to the
surrounding properties.
3. The lot split would be in conformity with the intent and purposes of
the comprehensive general plan.
AND FURTHER, that this lot split is granted subject to the following conditions:
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 7, 1972
I . In Parcel No. 1 the rear of the property have a m1n1mum of a
10 1 setback. In Parcel No. 2 there should be established a
10 1 setback on Valley Drive, 15 1 setback on Herondo Street and
a 20 1 setback from the property 1 ine adjacent to Parcel No. 1.
In Parcel No. 3, there should be established a 15 1 setback on
Herondo Street, 10 1 on Monterey Boulevard, 10 1 setback adjacent
to the properties that border to the west of said property, and
a 20 1 setback between the property 1 ine bordering Parcel No. 1.
There should be a 15' setback on Parcel No. 2 on the westerly
side lot 1 ine and on Parcel No. 3 there should be a 15 1 sideyard
setback on the easterly side lot 1 ine.
2. In Parcel No. 2, that street 1 ights be provided on the Valley Drive
side and on Parcel No. 3, that street 1 ights be provided on the
Monterey Boulevard side of said parcel. Type of said street 1 ights
to be approved by the Public Works Department prior to installation.
3. That the final parcel map is submitted to the Public Works Director
for approval.
4. That lot split is recorded as prescribed by the subdivision regu-
lations.
Motion carried by the following vote:
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
AGENDA ITEM 3:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 3 as follows: "Appl;-
cation for a variance from Mr. and Mrs. John J. Cheroske on property located at 740
Strand, legally described as Lot 7 and the North 1.92 1 of Lot 6, Block 8, Hermosa
Beach Tract. Applicants request permission to erect a single garage to be attached
to a single car garage and residence. The erection of said garage will increase the
allowable land coverage of 75% to 82%, which would be leaving 481 sq. ft. of open
space in 1 ieu of the required 615 sq. ft.JI
No correspondence from property owners.
Public hearing opened at 7:44 p.m.
Mr. John J. Cheroske, 455 Longfellow Avenue, Hermosa Beach, applicant, appeared before
the Board. He said his reason for requesting the variance is that the house has only
a single car garage and he has two cars, which means one car would have to sit out.
It would be parked in exact location he plans to put up the garage, if permitted.
Feels it would be a prime target for car strippers, vandals, etc. as well as an eyesore.
Plans the new garage to be same motif as existing structure so it will blend. Bud
Trott mentioned this is a corner lot and, therefore, Mr. Cheroske has the use of 20 1
of City property which makes the increase in land coverage a less important factor.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 7, 1972
No one appeared in opposition to the variance.
Pub I ic hearing closed at 7:51 p.m.
Follo.-Jing a brief discussion, Comm. Basila made a motion, seconded by Comm. Williams,
to grant the variance.
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Colllijl. Alton
Comm. Basila made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA 154-64
granting a variance to Mr. and Mrs. John J. Cheroske for the following reasons:
1. There are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
2. 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.
3. That the granting of such variance will not be detrimental to
the public welfare or injurious to the property or improvements
in such vicinity and zone in which the property is located, and
should be an advantage to the said property and neighboring
properties by relieving the critical parking situation that now
exists in this area.
Motion carried by the following vote:
AYES: Comms. Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
ABSENT: Comm. Alton
AGENDA ITEM 4:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 4 as follows: "Appl i-
cation for a variance from Empire Savings and Loan Association on property located at
1201 Hermosa Avenue, legally described as Lots 28 and 29, Block 13, Hermosa Beach Tract.
Applicant requests a variance to erect a two faced roof sign extending 18 1 above the
highest portion of the roof in 1 ieu of the required height of 10 ft. above the highest
portion of the roof allowed by the Zoning Ordinance.11
Clerk reported memorandum received from Hermosa Improvement Commission, dated Feb. 4, 1972,
and distributed copies of same to Board.
Mr. Trott distributed copies of the plans for the sign and pointed out that the drawings
show the sign extending 17 1 611 from the parapet, adding that we had advertised at 18 1
due to the fact that the Board can always grant less but never more than what has been
advertised.
Public hearing opened at 7:57 p.m.
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 7, 1972
Mr. Howard Frye, one of the Vice Presidents of Empire Savings and Loan Association,
6750 Van Nuys Blvd., Van Nuys, appeared before the Board. He stated that he had read
the objection that came from the Hennosa Improvement Commission. He said his company
had no purpose to degrade the dOtJntown or to ask for special privileges. Mr. Frye
pointed out that they were a new business in town, the first Savings and Loan for
Hermosa Beach, and with the corner lot and the building they are erecting, they will
have an investment of approximately $200,000. Feels the only way they can get this
investment back is to establish some identity. He doesn't feel their request is
extreme--only 7½' above the allowed height on top of a two-story building. Mr. Frye
displayed an artist's rendering of the building with the proposed sign on top. He
pointed out the overhang of the roof and said that the added height would compensate
for the overhang so that people coming from a block away or from a different direction
will be able to see the sign. He added that perhaps that condition is self-imposed
to some extent due to the design of the building and, therefore, perhaps not a 11 hard-
ship11 , but he thinks it is an attractive building and that the variance would merely
compensate for this overhang.
Mr. Frye introduced Mr. Russ Grenawal t, Neon Products Signs, 9726 Klingerman, South
El Monte, who designed the sign, to answer any technical questions the Board might
have. Comm. Williams asked what overall height of theater building next door is, and
Mr. Trott said he didn't know but that it was considerably higher than the sign would
be. Mr. Frye mentioned he thought it strange that our sign ordinance was the same
for one, two or three story buildings.
Comm. Basila commented that he didn't think that adding 7½' to the sign height would
give them much of an increase in visibility. Mr. Frye said that from an engineering
standpoint, the sign company had taken photographs from different directions and had
drawn the plans accordingly.
Mr. Grenawalt stated he felt the 6% sign on top of the larger sign was important because
it advertised what they were sell ing--6% interest as well as savings and loans, which
is more than the banks offer. Stated the sign would be on a 45° angle, does project
out over the property line about 4' to the edge of the roof, but does not project
beyond the roof I ine. Comm. Schubert questioned Mr. Grenawalt on visibility of the
sign if they stayed within the sign ordinance. Mr. Grenawalt said if they stayed
within the IO I height I imi t they would either have to el imi'nate the 6% sign on top
or drop the height of the Empire sign so low it would not be visible dur to the roof
overhang. The Board asked the feasibility of leaving the Empire sign where it is and
relocating the 6% sign being they were using less than the total square footage of sign
area allowed. Mr. Trott said it might spoil the architectural appearance.
Convn. Ostermann asked how many signs on the tops of buildings downtown are in violation
of the sign ordinance. None could be recalled. Comm. Schubert said granting this
variance would set a precedent making it difficult to turn down future applicants for
same privilege. Comm. Ostermann said their request does not meet the required showings
for a variance.
Mr. Trott pointed out that the Board could grant any part of the additional height as
long as they did not go over the 18 1 advertised. Mr. Grenawalt said they could still
use the proposed sign if they were granted a total of 15½ ft. The Board said if they
PAGE 5 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 7, 1972
granted any additional height, they would have the same problem of the request not
meeting the required showings for a variance.
Pub) ic hearing closed at 8:30 p.m.
A motion was made by Comm. Williams, seconded by Comm. Schubert, to grant the variance.
AYES: None
NOES: Comms. Schubert, Williams, Chmn. Ostermann
ABSTAIN: Comm. Basila
ABSENT: Comm. Alton
A motion was made by Comm. Schubert, seconded by Comm. Ostermann, to adopt Resolution
BZA 154-65 denying a variance to Empire Savings and Loan Association for the following
reasons:
I. It has not been shown that there are exceptional or extraordinary
circumstances or conditions applicable to the property involved.
2. That such variance is not necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property in
the same vicinity and zone, and denied to the property in question.
, 3. That the granting of such variance will be detrimental to the pub! ic
welfare and injurious to the property or improvements in such vicin-
ity and zone in which the property is located.
Motion carried by the following vote:
AYES: Comms. Schubert, Williams, Chmn. Ostermann
NOES: None
ABSTAIN: Comm. Basila
ABSENT: Comm. Alton
Mr. Frye was informed by Chairman Ostermann that he had the right of appeal to the
City Council. This appeal should be in writing and be submitted to the City Clerk
within ten days of this date.
Meeting adjourned at 8:37 p.m.
~
Schubert Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH ON FEBRUARY 22, 1972, AT 7:30 P.M .
Meeting called to order at 7:30 p.m.
Pledge of allegiance led by Vice Chairman Basila.
ROLL CALL: Present: Convns. Lee Alton, Mitchell Basila, Clayton Schubert, Richard
W i 11 i ams.
Absent: Chmn. Gene Ostermann
AGENDA ITEM 1 :
Approval of minutes. Comm. Williams made a motion, seconded by Comm. Schubert, that
the minutes of the February 7, 1972 meeting be approved.
AYES: Comms. Basila, Schubert, Will lams
NOES: None
ABSTAIN: Convn. Alton (Absent from February 7, 1972 meeting.)
ABSENT: Chmn. Ost~rmann
AGENDA ITEM 2:
Secretary of the Bo·ard, Lee Al ton, read Agenda I tern 2 as fol lows: 11Appl ication for
realignment of lot 1 ines by Manhattan-Pacific Investment Company on .property located
on the NE corner of Prospect Avenue and 24th Street, legally described as Lots 15
through 21, Wa)ter Ransom Co.1 s Redondo Home Tract. This realignment would create
six parcels in I ieu of the existing seven parcels.11
No correspondence from property owners.
Public hearing opened at 7:34 p.m.
Mr. Allan Juckes, 32 Pony Lane, Rolling Hills Estates, representing Manhattan-Pacific
Investment Company, appeared before the Board. He stated he requested the realign-
ment in order to be allcwed to put four units on each lot, but he later discovered
that under the R-P zoning he would only be allowed a duplex on each lot. However,
he decided to pursue his variance request and later return and ask for a variance
to develop with four units each.
Mrs. Betcone, Assistant Zoning Administrator, pointed out to the Board that Mr. Juckes
could develop the site as one parcel and put on one unit for every 600 sq. ft. of
land area which would allow him approximately 30 units.
Mrs. George Zavislan, 1253 -21st Street, representing the Women's Club asked to
speak. She said the property adjacent to Mr. Juckes 1 property was ONned by the Women 1 s
Club and they were interested in what is planned on subject property --rezoning, etc.
and how it would affect their property. The Board pointed out that this hearing was
not for the purpose of rezoning the property, only to realign the lot I ines.
No one appeared to speak in opposition to the variance.
Public hearing closed at 7:48 p.m.
PAGE 2 -MINUTES CF BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 22, 1972
The Board felt that granting the variance would have the desirable result of lower
density of development than if parcel was developed on a combined lot basis.
A motion was made by Comm. Schubert, seconded by Comm. Williams, to grant the
variance.
AYES: Comms. Alton, Basila, Schubert, Williams
NOES: None
ABSENT: Chmn. Ostermann
Comm. Schubert made a motion, seconded by Comm. Williams, to adopt Resolution BZA 154-66
granting a lot realignment to Manhattan-Pacific Investment Company for the following
reasons:
I. It would be complying with the criteria set forth in the
Zoning Ordinance for the division of parcels of land.
2~ The realignment of these lots would be in conformity with
the intent and purposes of the comprehensive general plan.
3. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements
in such vicinity and zone in which the property is located.
4. It would increase the lot widths over the existing lots that
are now there.
5. It will result in considerably lower density than if parcel
was developed on a combined lot basis.
AND FURTHER, that this variance is granted subject to the following conditions:
I. That final parcel map is submitted to the Public Works Director
for app rova I .
2. That lot split is recorded as prescribed by the subdivision
regulations.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert, Williams
NOES: None
ABSENT: Chmn. Ostermann
AGENDA ITEM 3:
Secretary of the Board, Lee Al ton, read Agenda Item 3 as fol lows: 11Appl ication for
a variance from Mr. and Mrs. Erik R. Watts on property located at 3318 Strand,
legally described as Lot 13, Shakespeare Beach Tract. Applicants request the follow~
ing variation: In north and south sideyards at rear I ine, an 8 1 611 high fence with
arch to extend three feet into each sideyard. Three vertical columns within 3 1
PAGE 3 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 22, 1972
south sideyard to extend 10 1 high, said columns supporting horizontal beam running
parallel with sideyard.11
No correspondence from property o.vners.
Public hearing opened at 7:55 p.m.
Mr. Erik R. Watts, 3318 Strand, appeared before the Board. He said he purchased
subject property l½ years ago as a legally non-conforming duplex in an R-1 zone.
He converted it to a single family residence at the request of the City. He obtained
a building permit for this remodeling; ho.vever, he replaced portions of his brick
wall in violation of the Zoning Ordinance and without benefit of a permit or inspect-
tion.
Comm. Alton asked if an analysis of the brick wall had been made by a structural
engineer. Mr. Watts said no. Mr. Alton felt if variance granted, a structural analy-
sis should be required to be certain wall not a safety hazard. Mr. Alton added he
felt the "hardship" in this case difficult to believe when Mr. Watts did not get
permits. Mr. Watts said he did not kno.v the work required a permit.
No one appeared in opposition to variance request.
Public hearing closed at 8:15 p.m.
The Board said that the fences in north and south sideyards do not extend to the
rear property 1 ine as advertised. They clear the rear line by 6 1 to 8 1 (running
parallel to 1 ine), and the Board wishes it made clear to Mr. Watts in the event
his variance is granted that he may not continue fence to the rear property 1 ine.
A motion was made by Comm. Will lams, seconded by Comm. Schubert, that the variance
be granted.
AYES: Comms. Basila, Schubert, Williams
NOES: Comm. Alton
ABSENT: Chmn. Ostermann
Comm. Alton made a motion that if the variance was adopted in the affirmative, a
condition be included call Ing for a structural analysis of the brick wall by a
qua) ified structural engineer. The motion died for lack of a second, after Cecil
Wade, Senior Building Inspector, assured the Board that the Building Department
would see that all the codes were complied with, and that if deemed necessary a
structural analysis would be required.
Comm. Schubert made a motion, seconded by Comm. Will lams, that the safety factor
of the wall be left in the hands of the Building Department. All ayes, so ordered.
CollVTI. Alton made a motion, seconded by Convn. Will lams, to adopt Resolution BZA 154-67
granting the variance for the following reasons:
I. There are exceptional circumstances or conditions ap.pl icable
to the property involved.
'
PAGE 4 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 22, 1972
2. That this variance is necessary for the enjoyment of a
substantial property rig~t possessed by other property in
the same vicinity and zone, and denied to the property
i n q ue s t i on .
3. That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the
property or improvements in such vicinity and zone in which
the property is located.
4. That the granting of such variance will not adversely affect
the comprehensive general plan.
AND FURTHER, that this variance is granted subject to the following conditions:
1. That all necessary permits be taken out within fifteen (15)
days of this date, and that failure to comply will make the
variance null and void.
2. The fence may not be continued to the rear property I ine
but must remain at its present location, which is approx-
imately six to eight feet from this 1 ine.
Motion carried by the following vote:
AYES: Convn. Basila, Schubert, Williams
NOES: Comm. Alton
ABSENT: Chmn. Ostermann
AGENDA ITEM 4:
Secretary of the Board, Lee Alton, read Agenda Item 4 as follows: 11App1 ication for
a variance from Mr. and Mrs. William Woodbury on property located at 808 Strand,
legally described as Lot 2, Block 9, Hermosa Beach Tract. Applicants request a
variance to erect an additional unit to be attached to an existing single family
residence, and omit providing for the 200 sq. ft. of outdoor space as required in
the R-3 zone.11
No correspondence from property owners.
Public hearing opened at 8:30 p.m.
Mr. William Woodbury, 808 Strand, appeared before the Board. He explained that he
owns a single family residence on an R-3 lot, and he would 1 ike to add to it to make
it a duplex. Under the R-3 zoning, even a duplex is required to have 200 sq. ft.
of open area (even though not required in an R-2 zone). He added that he had the
necessary open area but not the configuration called for in the Zoning Ordinance.
No one, present opposing variance.
Public hearing closed at 8:35 p.m.
PAGE 5 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING, FEBRUARY 22, 1972
The Board discussed the fact that Strand properties are unique in that they have
direct access to the beach for recreational purposes. If denied, applicant could
add a roof deck to meet open space requirement, but it would be an unattractive
and impractical solution to the problem. They feel they set a precedent when they
granted a similar variance recently on 20th Street.
Comm. Alton made a motion, seconded by Comm. Basila, to grant the variance.
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Chmn. Ostermann
ABSTAIN: Comm. Schubert
Comm. Alton made a motion, seconded by Comm. Basila, to adopt Resolution BZA 154-68
granting the variance for the following reasons:
1. That there are exceptional or extraordinary circumstances
or conditions applicable to the property involved.
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.
3. That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the prop-
erty or improvements in such vicinity and zone in which the
property is located.
4. That the granting of such variance will not adversely affect
the comprehensive general plan.
5. That the plans which were submitted as evidence in the public
hearing include a 240 sq. ft. recreation room adjacent to a
136 sq. ft. brick patio.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comm. Ostermann
ABSTAIN: Comm. Schubert
Meeting adjourned at 8:53 p.m.
Lee Alton, Secretary
1~~
Mitchell Basila, Vice Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON MARCH 6, 1972 AT 7:30 P.M.
Meeting called to order at 7:35 p.m. by Vice Chairman Basila.
Pledge of allegiance led by Comm. Basila.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Clayton Schubert, Richard
W i 11 i ams
Absent: Chmn. Gene Ostermann {out of town on business)
AGENDA ITEM 1:
Approval of minutes. Comm. Williams made a motion, seconded by Comm. Alton, that
minutes of the February 22, 1972 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11App1 ication
for realignment of lot I ines by Mr. and Mrs. Fred H. Alkire on property located
at 1810-1812 Pacific Coast Highway, legally described as Lots 29, 30 and 31,
Block 1, Johnson and Newman's Camino Real Tract. Realignment applies to three
25 ft. x 100 ft. lots presently facing Pacific Coast Highway. Realignment would
result in three parcels each 33.33 ft. in width and 75 ft. deep facing 18th Street.11
No correspondence from property owners.
Public hearing ope"ed at 7:37 p. m.
The applicant, Mr. Fred H. Alkire, 2409 South Gaffey Street, San Pedro, appeared
before the Board to state his reasons for asking for the realignment. Said the
change would give him three lots each 33 1 wide which would allow parking for a
duplex on each lot. If they remain as presently located, they would probably be
combined into one large lot with a 12-unit building on it rather than develop each
narrow lot with a single residence.
Mr. Richard Plastino, PA,72 Hillhead Drive, Huntington Beach, represented the buyer
in this project. He reiterated what Mr. Alkire had said and added that parking
access would be less hazardous from 18th Street than on a busy highway 1 ike Pacific
Coast Highway. Also felt duplexes would make 11 more sense11 to a developer than one
large apartment building.
Mr. William Hoffman, 825 -18th Street, asked to speak. He said the proposed realign-
ment sounded favorable to him as a resident of the area, but he wanted to know, if
approved, would it be stipulated that duplexes would be built on each lot so devel-
oper could not change his mind and put in more units. Mr. Trott said it would be
difficult to put more than two on each lot due to the parking restrictions. Mr.
Hoffman said he would I ike to see it a condition of granting.
No one present in opposition to the realignment.
Public hearing closed at 7:45 p.m.
The Board asked about the relocation of the catch basin -whose expense, the City
or owner of property? Mr. Trott said it could be included as a condition of grant-
PAGE 2 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING HELD MARCH 6, 1972
ing the variance that owner would assume the expense and have the location approved
by Public Works Department. The Board had a lengthy discussion on the side elevation
of the lot closest to Pacific Coast Highway. Their concern was the side appearance
of a building placed on that lot. They felt unless the plans were carefully designed,
the building could present a grim appearance from Pacific Coast Highway. Also dis-
cussed was where the jurisdiction of this Board ended, and most felt that to rule
on esthetics would be turning the BZA into an Art Committee. Comm. Schubert felt
that before he made a decision, he would 1 ike to see pre! iminary plans or side
elevations, and felt a continuance was in order.
Public hearing re-opened at 8:25 p.m.
Mr. Plastino was asked if he could have side elevations and a preliminary floor
plan prepared by the next meeting of the BZA on March 20. Mr. Plastino said he
could, but was reluctant to invest the money to have the plans drawn unless he
knew he would be granted the realignment.
Comm. Basila said that in his opinion the Board does not have the authority to tell
Mr. Plastino how to design his building.
Comm. Schubert made a motion, seconded by Comm. Alton, to continue the hearing to
the next regular meeting of the board on March 20, 1972,in order for applicant to
submit additional material.
AYES: Comm. Schubert
NOES: Comms. Alton, Basila, Williams
ABSENT: Chmn. Ostermann
Public hearing closed at 8:40 p.m.
After further discussion, it was decided to include as a condition of granting that
a planter wall must be built .on Pacific Coast Highway side of first parcel.
A motion was made by Comm. Basila, seconded by Comm. Williams, to grant the lot
realignment.
AVES: Comms. Alton, Basila, Williams
NOES: Comm.Schubert
ABSENT: Chmn. Ostermann
Comm. Williams made a motion, seconded by Comm. Basila, to adopt Resolution BZA 154-69
granting a lot realignment to Mr. and Mrs. Fred H. Alkire for the following reasons:
1. There are exceptional circumstances applicable to the property
involved due to grade problems which exist at this location, and
to location of lots now facing Pacific Coast Highway with access
and ingress presently off a busy state highway.
2. The granting of this lot split will not be detrimental to the public
welfare nor injurious to the property or improvements in the vicinity
in which said property is located.
3. The granting of the lot split is necessary for the preservation and
enjoyment of a substantial property right by the owner.
PAGE 3 -MINUTES OF BOARD OF ZONING ADJUSTMENTS MEETING HELD MARCH 6, 1972
4. The granting of this lot split will not be detrimental to the compre-
hensive general plan, and will actually create a better use and devel-
opment of the property.
5. This lot realignment will meet the criteria as set forth in the
Zoning Ordinance governing lot splits.
AND FURTHER, this variance is granted subject to the following conditions:
1. That final parcel map is submitted to the Pub I ic Works Director
for approval.
2. That lot split is recorded as prescribed by the subdivision
regulations.
3. On Parcel 1, there shal 1 be no driveway access onto Pacific
Coast Hi gh11ay.
4. Catch basin to be relocated at the owners expense, so as not
to interfere with the driveways. Location to be approved by the
Public Works Department.
5. Each lot be 1 imited to maximum of two units.
6. A front setback of 10 1 to be set on 18th Street.
7. Erection of a 5 1 high minimum planter wall 10 1 back from front
property 1 ine to extend entire remaining length of westerly prop-
erty line of Parcel 1.
Motion carried by the follo.,..,ing vote:
AYES: Comms. Alton, Basila, Williams
NOES: Comm. Schubert
ABSENT: Chmn. Ostermann
NON-AGENDA ITEM 1:
Memorandum from the Planning Commission to the BZA requesting a representative to
meet with the Sign Committee Tuesday, March 7 at 7:30 a.m. at the Surfboarder.
Motion by Comm. Basila, second by Comm. Schubert, to appoint Comm. Alton as the
BZA representative to the Sign Committee. All ayes, so ordered.
Meeting adjourned at 8:55 p.m.
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON MARCH 20, 1972, AT 7:30 P.M.
Pledge of allegiance led by Comm. Basila,
Meeting called to order at 7:30 p.m.
ROLL CALL: Present:
Absent:
AGENDA ITEM l:
Comms. Lee Alton, Mitchell Basila, Richard Williams
Comms. Ostermann, Schubert
Approval of minutes. Comm. Williams made a motion, seconded by Comm. Alton, that
minutes of the March 6, 1972 meeting be approved. All ayes, so ordered.
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11 Re-evaluation,
at City Council 1 s request, of Resolution BZA 154-65 which denied request of Empire
Savings and Loan Association for a variance to the sign ordinance on property located
at 1201 Hermosa Avenue.11
Public hearing opened at 7:38 p.m.
Comm. Alton asked for a reading of the ordinance covering signs in a C-2 zone.
Mr. Trott read that portion of the code. Comm. Alton posed a hypothetical situation
wherein the roof sloped to the point where the roof behind the sign had a ridge 1 ine
that was higher than the parapet wall, and asked what height would be allowed in such
a situation. Mr. Trott said the sign could extend 10 1 above the ridge line.
Comm. Basila pointed out that the height of the building and the sign together is
still less than the maximum height of 45 1 allowed in a C-2 zone.
Comm. Alton asked about the maximum sign area allowed, and was told that the proposed
sign is only about 20% of the maximum area they would be allowed, which is 3 sq. ft.
for each lineal foot of street frontage.
Comm. Alton mentioned that in reading the minutes of the February 7, 1972 meeting,
which he was unable to attend, he took exception to the third reason stated in the
Resolution denying the variance, i.e., 11 That the granting of such variance will be
detrimental to the property or improvements in such vicinity and zone in which the
property is located.11 He did not feel this was true.
The Board expressed a reluctance to act on this variance without the other two com-
missioners present, but realized that time was an important factor in that the
building is nearing completion and Empire Savings plans to open in April. Mr. Trott
said the City Council was meeting tomorrow night, March 21st, and would like some
decision from this Board to act on at their meeting.
Motion be Comm. Williams, second by Comm. Alton, to recommend to City Council that
the variance be granted.
AYES: Comm. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Ostermann, Schubert
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
Motion by Comm. Alton, second by Comm. Williams, to adopt Resolution BZA 154-70
recommending to City Council that the applicant be granted the zone variance
subject to the following conditions:
1. That the total sign area on the premises be limited to 25% of
the allowable area permitted under the Zoning Ordinance.
AND FURTHER, that the variance be granted for the following reasons:
1. That the proposed sign could be erected under the ordinance without
a variance if the roof had sloped upward to the rear 10'.
2. The sign is approximately 20% of the allowed area for a roof sign
on this lot.
3. There are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
4. That such variance is necessary for the enjoyment of a substantial
property right possessed by other property in the same vicinity
and zone.
5, The granting of such variance will not be materially detrimental
to the public welfare or injurious to the property or improvements
in such vicinity and zone in which the property is located.
6. The granting of such variance will not adversely affect the com-
prehensive general plan.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Schubert, Ostermann
AGENDA ITEM 3:
Secretary of the Board, Comm. Alton, read Agenda Item 3 as follows: "Request for
extension of variance granted Sunnyglen Construction Company, Inc. for rental
banners and flags on their building located at 414 -2nd Street.11
No correspondence from property owners.
Pub! ic hearing opened at 7:55 p.m.
Mr. Peter Tillson, Vice President of Sunnyglen Construction Company, 17422 So.
Prairie Avenue, Torrance, appeared before the Board. He stated he would like an
extension of 120 days to get through the critical rental period. He felt the orig-
inal time 1 imit of 60 days was not long enough to get them over the 11 break eve~1
point on this project.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
No one else present desired to speak on this request.
Public hearing closed at 7:57 p.m.
Comm. Alton reported on his meeting with the Sign Committee a week ago and expressed
disappointment that nothing concrete had been accomplished. His feeling is that
the City should be more responsive on this since it is a critical matter.
Comm. Williams stated that his feelings were that the signing at the 11 lt 1 ll Dd 1
apartments is in good taste and quite unobtrusive. Aside from that fact, the
City bent over backwards to encourage them to build, and now should give them
some leeway in order for them to be successful in renting the apartments.
Comm. Alton says if the sign ordinance is being restudied we should see some evid-
ence of it--an urgent need was pointed up, and it doesn't take much common sense to
see how important it is for people who are right in the middle of the most critical
period of their rental schedule.
Comm. Basila asked Mr. Tillson if he felt the signs and flags had helped in the
renting of the apartments. Mr. Tillson answered that the signs have increased
their activity at least 30% to 40%.
Mr. Basila said he didn't want to penalize Mr. Tillson just because nothing had
been done on changing the sign ordinance, and Mr. Alton stated he was in agreement
on this, but was also of the opinion that extending the variance might further delay
any definite action being taken by the City to change the ordinance.
Mrs. Rosemary Foreman, member of the Sign Committee, spoke from the audience. She
pointed out that the Sign Committee was primarily a work study group which explained
the absence of formal minutes and said notes had been taken by Mr. Bob Crawford.
She stated that the Committee is taking up the revision of the sign ordinance one
section at a time, and would not present to City Council for action until the entire
revised ordinance was ready. She mentioned that at the first meeting of the Sign
Committee it had been suggested that large rental units such as Mr. Tillson's, be
granted temporary rental banners for a six-month period.
Comm. Basila moved, seconded by Comm. Williams, that the extension of 120 days be
granted to Sunnyglen Construction Company.
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Ostermann, Schubert
Comm. Alton made a motion, seconded by Comm. Williams, to adopt BZA 154-71 granting
a 120 day extension to Resolution BZA 154-62 with the following provision:
l. In the event that the sign ordinance is passed during this 120 day
period, the time allowed so far shall count as part of the time
allowed under the new ordinance.
AND FURTHER, that the varia·nce be granted for the following reasons:
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
1 . A hardship exists in the disparity ratio between floor area of
new construction and permanent signs allowed.
2. That the Planning Commission is now considering a revised sign
ordinance.
3. Due to the extremely large number of units and the need to have
these units occupied to prevent problems which would occur to the
neighborhood if the units are very slow to rent out.
4-. There are extraordinary circumstances or conditions applicable to
the property involved.
5. It would have a detrimental effect to the surrounding neighborhood
were current projects not rented within a financially feasible
period.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Schubert, Ostermann
if\GENDA ITEM 4-:
Secretary of the Board, Lee Alton, read Agenda Item 4 as follows: ''Application for
a variance from Mr. and Mrs. John J. Cheroske on property located at 740 Strand,
legally described as Lot 7 and north 1.92 1 of Lot 6, Block 8, Hermosa Beach Tract.
Applicants request permission to erect a single car garage to be attached to an
existing single car garage and residence. The erection of said garage to be located
on the rear and north property line. It will increase the allowable land coverage
of 75% to 83% which would be leaving 420 sq. ft. open space in 1 ieu of the required
615 sq. ft.11
No correspondence from property owners.
Public hearing opened at 8: 15 p.m.
Mr. Trott explained that Mr. Cheroske had recently been granted a variance to build
a single car garage decreasing his open space to 481 sq. ft. in lieu of required
615 sq. ft .. However, when he went to build the garage, he found that if he
observed the 3' rear setback his garage would only be 16 1 &1 deep and would not
accommodate his automobile which is 18 1 711 long. He added that since the property
is located on a walk street, Mr. Cheroske was also asking permission to extend the
width of his garage to the north property line. These changes would decrease his
open area to 420 sq. ft. and increase the allowable land coverage from 75% to 83 %.
The applicant, Mr. John J. Cheroske, 455 Longfellow Avenue, Hermosa Beach, appeared
before the Board. He stated that all the surrounding property owners were in favor
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
of his providing inside parking for his car. Mr. Alton asked Mr. Cheroske what
was to be the intended use of the existing single car garage. Mr. Cheroske said
it would be used for his wife's car . Mr . Alton said that to discourage said
garage from being used as a separate rental at a future date and to facilitate
inspection by Building Department inspectors, he would like to see a provision
in the resolution, if granted, that a window be installed in the door of this
garage.
Public hearing closed at 8:25 p.m .
Following a brief discussion, a motion was made by Comm. Williams, seconded by
Comm. Alton, to grant the variance.
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Ostermann,Schubert
Comm. Alton made a motion, seconded by Comm. Williams, to adopt Resolution BZA 154-72
granting the variance to Mr. John J. Cheroske with the following provision:
I. That the existing single car garage shall have a window installed
in the garage door.
AND FURTHER, that the variance is granted for the following reasons:
1. That there are exceptional or extraordinary circumstances br conditions
applicable to the property involved.
2. 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.
3. That the granting of such variance will not be detrimental to the
public welfare or injuriou6 to the property or improvements in
such vicinity and zone in which the property is located, and should
be an advantage to the said property and neighboring properties by
relieving the critical parking situation that now exists . in this
area.
Motion carried by the fo]Jowing vote:
AYES: Comms. Alton, Basila, Williams
NOES: None
ABSENT: Comms. Ostermann, Schubert
AGENDA ITEM 5:
Secretary of the Board, Comm. Alton, read Agenda Item 5 as follows: 11 Appl ication
for a variance from Mr. Robert W. Mason on property located on 24th Street between
Ozone Court and Myrtle Avenue, legally described as Lot 27, Tract 1031. The
applicant has requested a variance to er~ct two units on a lot having approximately
PAGE 6 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
2392.3 sq. ft. of land area, which is approximately 7.7 sq. ft. less than the
2400 sq. ft. of land area required under the Zoning Ordinance.11
No correspondence from property owners.
Pub I ic hearing opened at 8:26 p.m.
Mr. Robert Mason, 133 -34th Street, the applicant, appeared before the Board. He
submitted to the Board a petition signed by 13 neighboring homeowners and tenants
in support of his request.
Mr. Mason said he realized parking is a problem in Hermosa, adding that he thought
his particular lot would allow for a three-car garage plus additional parking in
front of the garages even though more than three spaces are not required under the
ordinance for a duplex. He said most of the surrounding property had R-2 usage
and his was one of the few lots that are undersized.
Mr. Mason said he did not have a sketch plot plan due to the fact that the property
was presently in escrow with sale contingent upon his obtaining R-2 use for the
property.
Mr. Trott pointed out that additional parking in front of the garages would prob-
ably encroach on city property. There is also a 3 1 front setback on 24th Street.
Speaking in favor of the variance:
Mrs. Iris McKinley
2652 Strand
Speaking in opposition to the variance:
Mr. James Miller
2415 Myrtle Avenue
Mr. Richard Leavens
2418 Manhattan Avenue
Mr. Lyle Herrick
224 -24th Street
Mrs. Louis Ebey
2466 Myrtle
Mr. George Becker
2432 Myrtle
Mr. James Donahue
250 -24th Street
With the exception of Mr. Miller, who is primarily concerned about losing his view,
the above homeowners oppose granting the variance on the basis of inc~eased parking
problems and a desire to keep the density of the area as low as possible.
Public hearing closed at 8:50 p.m.
Comm. Alton asked if a survey could be done by the Building Department showing how
many of the surrounding properties are undersized and, also, how the lots are being
utilized presently. Mr. Trott said this could be done prior to the next meeting
scheduled for April 3, 1972, if the Board wished to continue the hearing until
that time.
PAGE 7 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MARCH 20, 1972
The Board said they would 1 ike the additional information on this case and would
also like to have a full Board present to vote on this variance.
Motion by Comm. Williams, seconded by Comm. Basila, to continue this hearing to
the next regular meeting of the BZA on April 3. All ayes, so ordered.
Meeting adjourned at 9:05 p.m .
_ z!e ;;6e:::--· -------~
Lee Alton, Secretary
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, APRIL 3, 1972 AT 7:30 P.M.
Pledge of allegiance led by Chairman Ostermann
Meeting cal led to order at 7:31 p.m.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Clayton Schubert, Richard
Williams, Chairman Ostermann
Absent: None
AGENDA ITEM I :
Approval of minutes. Comm. Basila made a motion, seconded by Comm. Williams, that
minutes of the March 20, 1972 meeting be approved.
AYES: Comms. Alton, Basila, Schubert, Williams
NOES: None
ABSTAIN: Chmn. Ostermann (absent due to business on 3/20/72)
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11 Continued hearing
on application for a variance from Mr. Robert W. Mason on property located on 24th
Street between Ozone Court and Myrtle Avenue, legally described as Lot 27, Tract 1031.11
No correspondence from property owners.
Public hearing re-opened at 7:35 p.m.
Applicant, Mr. Robert W. Mason, 133 -34th Street, appeared before the Board. He
stated he had read the four required shONings for a variance as set forth in Section
1402 of the Zoning Ordinance and would 1 ike to read a statement he had prepared show-
ing how he felt each was applicable to his request.
(l) That there are exceptional or extraordinary circumstances or conditions appl i-
cable to the property involved. Mr. Mason said he had done a survey from the plat
book and had found that only 13 out of 96 properties in the surrounding area were
under the required 2400 sq. ft. area for R-2 development. Out of the 13 lots,
seven had been split, thereby making the same density as R-2. He said the entire
neighborhood beyond this 300 sq. ft. perimeter was developed as duplexes.
(2) That such variance is necessary for the preservation and enjoyment of a sub-
stantial property right possessed by other property in the same vicinity and zone,
and denied to the property in question. Mr. Mason stated that since the last hear-
ing he had had a survey done on his property and had found his property was only
2 sq.ft. short of the required lot area, which amounted to approximately-½ 11 along
the easterly property line.
(3) That the granting of such variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located. Mr. Mason stated that in answer to the
arguments of those opposed based on increased parking problems, he would be able
to comply with the present code which requires l-½ garage spaces per unit.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
(4) That the granting of such variance will not adversely affect the comprehensive
general plan. Mr. Mason stated the area in question is shown for medium density
on the general plan and is intended for duplex type development.
Mr. David Baskerville, 302 -25th Street, a neighboring property owner, spoke in
favor of granting the variance. He said the area involved is R-2 oriented, and he
doesn't feel it is detrimental to allow Mr. Mason R-2 development of his property.
Speaking in opposition to granting the variance:
Mr. James Miller, 2415 Myrtle Avenue. Mr. Miller owns the property immediately
adjacent to the lot in question and says his view would be affected, as well as
creating a parking situation and increasing traffic in the area. He stated that
he also feels R-2 development leads to bootlegging additional units more than R-1
deve 1 opmen t.
Mrs. Louis Ebey, 2466 Myrtle Avenue, said she opposes granting the variance as a
matter of principle. She pointed out that much of the property in the north end of
town is comprised of undersize R-2 lots that can never be used as anything but R-1.
Pub! ic hearing closed at 7:48 p.m.
In discussion that followed, several points were brought out. One, that R-2 usage
conforms to the general plan which indicates medium density in this area and, two,
that the Building Department issues building permits based on the "lot of record"
not the "lot of measurement". In this case, the "lot of record" shows an area of
2392.7 sq. ft. and the 11 lot of measurement" shows an area of 2398 sq. ft.
Comm. Will lams pointed out to the other commissioners that as far as Mr. Miller's
objection to losing his view, even R-1 development of the lot would block his view,
and the question of parking was meaningless because Mr. Mason had shown he could
provide the required I½ garage spaces per unit as required under the code.
Comm. Basila made a motion, seconded by Comm. Alton, to grant the variance.
AYES: Comms. Basila, Williams
NOES: Comms. Alton, Ostermann, Schubert
Chmn. Ostermann made a motion, seconded by Comm. Alton, to adopt Resolution BZA 154-73
denying a variance to Mr. Robert Mason for the following reasons:
1.
2.
3.
Mot ion
AYES:
NOES:
That there are not exceptional or extraordinary circumstances or
conditions applicable to the property involved,
That such variance is not necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity and zone, and denied to the property in question.
That the granting of such variance i.,,,i 11 be detrimental to the public
welfare or injurious to the property or improvements in such vicinity
and zone in which the property is located.
carried by the following vote:
Comms. Alton, Schubert, Ostermann
Comrns. Basila, \-Jilliams
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
AGENDA ITEM 3:
Secretary of the Board, Lee Alton, read Agenda Item 3 as fol lows: 11Appl ication for
a variance from Messrs. Jean Jacques Loire and Edward J. Bien on property located
at 601 Pacific Coast Highway, legally described as Lot 1 and South 23 ft. of Lot 2,
Tract 8525. Applicants request a variance to erect a commercial structure, said
building to be erected on the property I ine adjacent to an alley in 1 ieu of the
required setback of 3 1 from said a 11 ey .11
No correspondence from property owners.
Mr. Trott explained that there was at present a free standing block wall which was
constructed on the property 1 ine to the rear and north approximately 2½ years ago.
He said this wall is structurally sound and will support a building. Mr. Trott
stated that the intent of the ordinance in providing a 3 1 setback from an alley on
a commercial building was mainly for trash pickup services and since this particular
property is located on a corner and borders an alley as well as a street, the pickup
service would be from the street side and not from the alley side.
Public hearing opened at 8:10 p.m.
Mr. Edward Bien, 4200 Artesia Boulevard, Torrance, one of the applicants, appeared
before the Board. He said he was there to answer any questions the Board might have.
He explained he had already received a Conditional Use Permit from the Planning Com-
mission to erect an automobile showroom at this location.
No one appeared in opposition to the variance.
Public hearing closed at 8:15 p.m.
Following a brief discussion, Comm. Williams made a motion, seconded by Comm. Alton,
to grant the variance.
AYES: Comms. Alton, Basila, Ostermann, Schubert, Will lams
NOES: None
Comm. Basila made a motion, seconded by Comm. Ostermann, to adopt Resolution BZA 154-74
granting a variance to Messrs. Jean Jacques Loire and Edward J. Bien for the following
reasons:
I. There are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
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.
3. That the granting of such variance will not be materially detrimental
to the public welfare or injurious to the property or improvements
in such vicinity and zone in which lthe property is located.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Ostermann, Schubert, Williams
NOES: None
AGENDA ITEM 4:
Secretary of the Board, Lee Al ton, read Agenda Item 4 as fol lows: 11Appl ication for
a variance from Kings Cellar, Inc. on property located at 3216 Manhattan Avenue,
legally described as Lots I and 3, Block 118, Shakespeare Tract. Applicants request
a variance to use existing building for warehouse storage of I iquor supplies for
Kings Cellar Inc. stores located at 3232 Manhattan Avenue.11
No correspondence from property owners.
Mr. Trott explained that when Mr. Weller acquired this property several years ago,
this building was already in existence on the property and had formerly been used
for garage repair. He added that it had just recently come to the attention of the
City that he was in violation of the Zoning Ordinance, and Mr. Weller had been
requested to either cease the operation or secure a variance from the Board of
Zoning Adj us tmen ts.
Pub! ic hearing opened at 8:20 p.m.
Mr. Stan Weller, 3232 Manhattan Avenue, Hermosa Beach, appeared before the Board.
He said he had been using the building on his property at 3216 Manhattan Avenue
as a storeroom for the past six or seven years. He added that several months ago
he had moved a temporary trailer onto the property to use for offices and for gift
wrapping, etc. Shortly thereafter, the Building Department sent out an Inspector
in answer to a complaint about the trailer, and it was at that time the Zoning
violation was discovered. Mr. Weller said he had received permission from the
Planning Commission to keep his trailer temporarily provided he was able to obtain
a variance from the BZA for his warehouse storage facilities.
In answer to a question from the Board, Mr. Trott explained that the warehousing
and storage use of this building was in violation of the code because it was on a
separate lot from the store it was serving and, under the C-1 regulations, storage
space for a retail business had to be located on the same lot as the retail business.
Chmn. Ostermann asked if anyone in the audience wished to speak on this variance.
Mrs. Howard Jackson, 2032 Myrtle Avenue, said she owned a nearby coin laundry and
was present primarily to find out what Mr. Weller was asking for and was not nec-
essarily against his req~st.
Mr. Henry Tempest, 218 -33rd Street, asked Mr. Weller if more trucks would be pick-
ing up and delivering from this location and was told that in all probability there
would be --at least until their new central warehouse dOt-Jntown was completed.
Mr, Tempest said this was a hazardous corner and the trucks increased the problem.
Public hearing closed at 8:35 p.m.
PAGE 5 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
Comm. Alton said, if granted, he would like to see a five year time limit on the
variance.
Comm. Basila added that he would like to see a provision that the trash area must
be enclosed.
Motion by Comm. Alton, second by Comm. Basila, to grant the variance.
AYES: Comms. Alton, Basila, Ostermann, Schubert, Williams
NOES: None
Comm. Alton made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA 154-75
granting a variance to Kings Cellar, Inc. subject to the follo.,..,ing provisions:
l. That the building not be enlarged for any future expansion of
storage area.
2. That the building be repainted in order to make the general
appearance of the area more acceptable to the adjoining prop-
erties and the general pub! ic.
3. That provision be made to screen trash containers from public
view with a 6 1 high sol id enclosing material.
4. That variance is granted for a maximum time period of five
years.
5. That if this building is removed or put into another use that
would be in compliance with the Zoning Ordinance, the variance
would become null and void at that time.
AND FURTHER, that this variance is granted for the following reasons :
1. That this type of operation would not be more obnoxious, haz-
ardous or detrimental to the particular district than other
businesses that are allowed in this zone.
2 . That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the prop-
erty or improvements in such vicinity and zone in which the
property is located.
3 . That the granting of such variance will not adversely affect
the comprehensive general plan.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Ostermann, Schubert, Williams
NOES: None
PAGE 6 -MIMUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
AGENDA ITEM 5:
Secretary of the Board, Lee Alton, read Agenda Item 5 as follows: 11Application for a
variance from Mr. and Mrs. Warwick Castle on property located at 537 -24th Place,
legally described as Lot 8, Block 2, Hermosa Park Tract. Applicants request a var-
iance to add to an existing single family residence having nonconforming sideyards
of 3 1 611 in I ieu of required 5 1 • Said addition to be over 40% of the existing floor
area. New Addition ~\Iii! maintain the required 5' sideyard setback.11
No correspondence from property owners.
Mr. Trott explained that subject building was constructed in 1955 and, at that time,
only required 3 1 sideyards in lieu of 10% of the width of the lot. He added that the
building is in good condition and has many years of I ife left. He said the new addi-
tion will be maintaining the required 5' setback.
Public hearing opened at 8:53 p.m.
Mr. Larry Bates, representative of Cedar Pine Construction Corporation, 11048 E. Wash-
ington Boulevard, Whittier, the contractors, appeared before the Board. He submitted
plans for the addition and answered questions from the Board.
Pub! ic hearing closed at 8:55 p.m.
Motion by Comm. Schubert, second by Comm. Alton, to grant the variance.
AYES: Comms. Alton, Basila, Ostermann, Schubert, Williams
NOES: None
Comm. Schubert made a motion, seconded by Chmn. Ostermann, to adopt Resolution BZA 154-76
granting a variance to Mr. and Mrs. Warwick Castle for the following reasons:
I. There are exceptional or extraordinary circumstances or conditions
applicable to the property involved.
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.
3. That the granting of such variance will not be materially detri-
mental to the pub! ic welfare or injurious to the property or
improvements in such vicinity and zone in which the property is
located.
4. That the granting of such variance will not adversely affect the
comprehensive general plan.
Motion carried by the following vote:
AYES: Comms. Al ton, Basila,' Ostermann, Schubert, Wi 11 lams
NOES: None
,
'
PAGE 7 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 3, 1972
POST AGENDA ITEM:
Lee Alton distributed copies of the March 27, 1972 Planning Commission minutes to
the other Board members for their review and comment. There was some discussion
on the portion of the minutes pertaining to the BZA, and it was decided that the
members would evaluate it and bring it up at their next meeting.
Meeting adjourned at 9:36 p.m.
Gene Ostermann, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, APRIL 17, 1972 AT 7:30 P.M.
Pledge of allegiance led by Chmn. Ostermann
Meeting called to order at 7:31 p.m.
ROLL CALL: Present: Comms. Lee Alton, Mitchell Basila, Richard 1,./ill iams,
Chmn. Gene Ostermann
Absent: Comm. Clayton Schubert
AGENDA ITEM I:
Approval of minutes.
minutes of the April
AYES: Comms. Alton,
NOES: None
Comm. Basila made a motion, seconded by Comm. Williams, that
3, 1972 meeting be approved.
Basila, Ostermann, Williams
ABSENT: Comm. Schubert
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: 11 Appl ication for
a variance by Sunnyglen Construction Co., Inc, on property located at 403 -2nd Street
and 225 Valley Drive, legally described as Lots 1 thru 6 and Lots 26 thru 31, Tract
29641. Applicant requests: (I) Permission to erect two temporary wall signs 4 1 xl6 1
for six months, said signs to be attached to the buildings -one sign to be located
on 2nd Street, one sign to be located on Valley Drive. (2) Permission to erect six
temporary flags 3 1 c6 1 for six months, to be located on poles no higher than 16 1 above
sidewalk grade. Said flags to be located on Valley Drive and 2nd Street.11
No correspondence from property owners.
Pub! ic hearing opened at 7:33 p.rn.
Mr. Peter Tillson, Vice President of Sunnyglen Construction Co., Inc., 17422 So.
Prairie Avenue, Torrance, appeared before the Board. He said the type of sign he
was requesting would be similar to the one on his apartments at L~l4 -2nd Street.
It would read: 11 For Sale -Planned Unit Developrnent 11 • He added that in asking for
six months, he based the time I imit on the length of time he was granted in his
variance for signs on the apartments.
Comm. Alton asked Mr. Tillson if he was aware that at the second Sign Committee
meeting their recommendation for temporary signing was reduced from six months to
three months with a maximum sign area of 60 sq. ft. Mr. Tillson replied that he
was not aware of this.
Mr. Trott said the Board should take into consideration what action they would take
on this variance if the proposed amendment to the Zoning Ordinance were in effect.
He pointed out that al though the Board might not agree with everything that is in
the Zoning Ordinance, it is a law, and they are bound by the rules and regulations
that are in it. He added that when a similar variance was granted to Mr. Tillson
on the apartments across the street, he had recommended denying because he felt it
would be giving him more rights and privileges than others in the same zone. He
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 17, 1972
said if they felt there was some particular type of problem that continually came
before the Board, and they felt it was because the ordinance needed correction,
they should take it to the Planning Commission and recommend a change in the
ordinance.
The question of whether or not condominiums would be classed as apartments or as
single family residences was brought up. Mr. Tillson was asked how this property
was recorded. He replied that the parcel had been given a tract number and indiv-
idual lot designations for each unit.
A discussion follONed regarding the signing allowed in R-1 and R-3 zones. Mr.
Trott read the sections of the code involved. It was pointed out that if Mr. Till-
son's condominiums are considered as single lots, it would be possible for him to
put one sign on each unit (1 single faced sign not to exceed 6 sq. ft. or one
double faced sign not to exceed 10 sq. ft. in area), which would be most unsightly.
Public hearing closed at 8:05 p.m.
All were agreed that the present zoning ordinance does not include rules and regu-
lations specifically applicable to condominiums or subdivisions and felt that the
Planning Commission should recommend an amendment to the code that would cover
same.
Chairman Ostermann said he would be in favor of granting the variance as requested
but with a sixty-day time 1 imit on it with the option to return for an extension
at the end of that time. Comm. Basila disagreed, saying he felt it would be unfair
to make Mr. Tillson return and go through it all over again in two months.
Comm. Alton said he would be in favor of granting provided the original request is
amended to be more in keeping with the restrictions set forth in the proposed ne w
resolution covering 11 renta1 11 banners even though the resolution does not specifi-
cally apply to Sunnyglen 1 s situation.
Comm. Alton made a motion, seconded by Chmn. Ostermann, to grant the variance with
the following amendments:
1. That the size of the two temporary wall signs be changed from
4 1 xl6 1 to 4 1 xl5 1 with a time 1 imit of 6 months instead of 3
months.
2 . That the number of temporary flags be changed from 6 to 4, the
time 1 imit from 6 months to 3 months, and the location of flags
to be indicated as 2 on Valley Drive and 2 on 2nd Street.
3 . To be granted with the right to reappear before the Board in
three months to ask for an extension.
Motion carri e d by the follo....ing vote:
AYES: Comms. Alton, Basila, Ostermann, Williams
i~OES: None
ABSENT: Comm. Schube r t
0
L
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, APRIL 17, 1972
Comm. Ostermann made a motion, seconded by Comm. Basila, to adopt Resolution BZA
154-77 granting a variance to Sunnyglen Construction Company for the following
reasons:
I. It appears that each individual dwelling owner would have
the right to place his own advertisement of his unit for
sale and that each individual dwelling unit could, there-
fore, have a sign. If this option was exercised, consid-
erably greater sign area could be utilized.
2. A hardship exists in the disparity ratio between floor area
of new construction and permanent signs allowed.
3. Due to the extremely large number of units and the need to
have these units occupied to prevent problems ·which would
occur to the neighborhood if the units are slow to sell.
4. There are extraordinary circumstances or conditions applicable
to the property involved.
5. It would have a detrimental effect to the surrounding neigh-
borhood were current projects not sold within a financially
feasible period.
6. Current and proposed sign ordinances do not cover this parti-
cular type of development.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Ostermann, Williams
NOES: None
ABSENT: Comm. Schubert
Meeting adjourned at 8:15 p.m.
0
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF THE CITY HALL, HERMOSA BEACH, MAY 15, 1972 AT 7:30 P.M.
Meeting called to order at 7:40 p.m. by Vice Chairman Basila.
ROLL CALL: Present:
Absent:
AGENDA ITEM 1:
Comms. Lee Alton, Mitchell Basila, Clayton Schubert
Chmn. Gene Ostermann, Comm. Richard Williams
Approval of minutes. Motion by Comm. Basila, second by Comm. Alton, that minutes
of the April 17, 1972 meeting be approved.
AVES: Comms. Alton, Basila, Schubert
.NOES: None
ABSENT: Comm. Williams, Chmn. Ostermann
AGENDA ITEM 2:
Secretary of the Board, Lee Alton, read Agenda Item 2 as follows: "Application
for a lot realignment from Mr. Norman B,ayes on property located at 1123 -1st
Street, legally described as Lots 40, 41 and the easterly one-half of Lot 42,
-Tract 1802. This realignment would create two parcels approximately 31.25 1 in
width in 1 ieu of two 25 1 and one 12.50 1 parcel s.11
Bud Trott explained that this proposed realignment was similar to the one the
Board granted several months ago involving the westerly one-half of Lot 42, in
which two larger parcels were created from two and one-half thereby allowing two
larger, more attractive siS"Ble family residences to be built than would have been
possible with the original lot arrangement. He added that the realignment would
in no way increase the density and would be an asset to the surrounding properties.
No correspondence received from property owners.
Pub I ic hearing opened at 7:43 p.m.
Mr. Gene Lunsman, 4337 W. El Segundo Blvd., Hawthorne, representative for Mr. Nor-
man Bayes, was present. The Board iroicated they were familiar with the property
involved and had no questions of Mr. Lunsman. Comm. Alton said that he had looked
at the homes constructed on the lots involved in the earlier lot realignment,
thought they were attractive and was of the opinion that the lot realignment was
desirable and to the best interests of the neighborhood and the City.
Pub I ic hearing closed at 7:44 p.m.
A motion was made by Comm. Basila, seconded by Comm. Alton, to grant the lot
realignment request.
AVES: Comms. Alton, Basila, Schubert
NOES: None
ABSENT: Comm. Williams, Chmn. Ostermann
Comm. Basila made a motion, seconded by Comm. Alton, to adopt Resolution BZA 154-78
granting a variance for realignment of lot lines on property located at 1123 -1st
Street, legally described as Lots 40, 41 and the easterly one-half of Lot 42, Tract
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, MAY 15, 1972
1802, which would create two 31.25 1 parcels in I ieu of two 25 1 and one 12.50 1
parcels. Variance to be granted for the following reasons:
I. Would be complying with the criteria set forth in the divisions
of Jots or realignment of lots.
2. The realignment of these lots would be in conformity with the
intent and purposes of the comprehensive general plan.
3. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in
such vicinity and ·zone in which the property is located.
4. These two Jots will be of greater lot area than adjoining Jots
within the area.
AND FURTHER, that this variance is granted subject to the following conditions:
I . That final parcel map is submitted to the Public Works Director
for approval, and
2. LQt split be recorded as prescribed by the subdivision regulations.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert
NOES: None
ABSENT: Comm. W i 11 i ams, Chmn. Ostermann
Meeting adjourned at 7:46 p.m.
~~~-
Lee Alton, Secretary itche l l Basila, Vice Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELO IN THE
COUNCI.L CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON JUNE 5, 1972, AT 7:30 P.M.
Pledge of allegiance led by Chairman Ostermann
Meeting called to order at 7:35 p.m.
ROLL CALL: Present: Comms. Lee Alton (arrived at 7:38 p.m.), Mitchell Basila,
Clayton Schubert, Richard Williams, Chmn. Gene Ostermann
Absent: None
AGENDA ITEM l :
Approval of minutes. Comm. Basila moved, seconded by Comm. Williams, that minutes
of the May 15, 1972 meeting be approved.
AYES: Comms. Basila, Schubert, Williams
NOES: None
ABSENT: Comm. Alton
ABSTAIN: Chmn. Ostermann (out of tOMn 5/15/72)
AGENDA ITEM 2:
Acting Secretary of the Board, Clayton Schubert, read Agenda Item 2 as follows:
Application for a lot split from Sara Ann Brown on property legally described as
the easterly 113.08 1 of the northerly 150 1 of Lot 10, Block 85, 2nd Addition to
Hermosa Beach, known as 933 -6th Street. This lot split would create two parcels
out of one parcel . "
(Comm. Alton arrived 7:38 p.m.)
Mr. Trott said that his letter of analysis to the Board stated all of the pertinent
facts regarding the lot split request, i.e., dividing the one 113.08 1 x 150 1 parcel
into two parcels (one to be 42 1 xl50 1 and the other 71.8 1 xl50 1 ) would create two
lots that would meet all the criteria set forth in Section 1224 of the Zoning Ord-
inance. He added that the present driveway would be removed in the split and the
existing garage would be converted to storage space. Also, a new two-car garage
would be constructed to serve the existing two-story single family residence on
Parcel #1. He asked the Board, if they grant the variance, to make it subject to
a condition that a two-car garage be erected on Parcel #1 prior to any building
permits being issued for construction on Parcel #2.
No correspondence received from property owners.
Public hearing opened at 7:42 p.m.
Mr. Bill E. Burge, 4652 Via Marina, Marina Del Rey, appeared as representative for
Sara Ann Brown. He stated he had been working with the property since 1968, and had
at that time approached the Planning Department with the idea of splitting the prop~
erty into three parcels and removing the present structure, but was told the City
would not approve a split into three parcels. Mr. Burge said they have now decided
to ask for a split into two parcels and leave the existing building, which is sound
inside and out. He added this lot sp1 it would comply with the 40 1 frontage require-
ment of the City.
There were no questions from the Board.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JUNES, 1972
Public hearing closed at 7:45 p.m.
Comm. Basila said he had seen the property involved, and was in favor of granting
only if the applicant was willing to relocate the palm trees presently located on
the site where the proposed new garage would be constructed. Chmn. Ostermann
said the lot split request meets all the criteria required and, therefore, he is
not in favor of placing such a condition on granting it. Comm. Alton mentioned
the request also conforms to the density ratio shown on the General Plan and feels
the request should be granted, but added that he ~ad just come from looking at
the property and he agreed with Comm. Basila that he would I ike to see the trees
relocated or replaced but wasn't certain it was within our jurisdiction to put it
in as a condition of approval since they meet all the criteria. Mr. Trott said
the Board could make such conditions as they felt reasonable. The Board asked
Mr. Burge if he thought his client would object to such a condition. He said he
was sure she would not have any objections and, cost-wise, it would probably not
entail a great deal more expense than having them hauled to the dump.
Mr. Burge objected to the condition that the Building Director had recommended
which stated that building permits could not be issued on Parcel #2 until a two-
car garage was built on Parcel #1. He said his plans call for the garage to be
built at the same time as the development of Parcel #2 and added that he was will-
ing to post a cash bond of 1½ times the cost of said garage to assure the City of
his comp] iance.
After discussion, Mr. Trott told the Board he would not object to substituting a
cash bond requirement in the amount of 1½ times the cost of said garage, valuation
to be set by the Building Department in 1 ieu of the recommendation of no building
permits being issued prior to construction of new garage.
Chairman Ostermann made a motion, seconded by Comm. Williams, to grant the lot
sp 1 it.
AYES: Comms. Alton, Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
Comm. Williams made a motion, seconded by Comm. Basila, to adopt Resolution BZA 154-79
granting this lot split for the following reasons:
1. It would be complying with the criteria set forth in the Zoning
Ordinance for the division of parcels of land.
2. The granting of such variance will not be detrimental to the
public welfare or injurious to the property or improvements in
such vicinity and zone in which the property is located.
3. There are exceptional and extraordinary circumstances involved
in that each parcel created will be well over the m1n1mum require·
ment of 4,000 sq. ft.; Parcel #1 will have 10,770 sq. ft. and
Parcel #2 will have 6,300 sq. ft.
AND FURTHER, that this lot split be granted subject to the follo.-.dng conditions:
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JUNE 5, 1972
1 . Prior to any building permits being issued, a cash bond shall
be posted in the amount of one-and-one-half times the cost of
the two-car garage to be located on Parcel #1, said valuation
to be set by the Building Department.
2. That the existing palm trees be retained or relocated on the
property or replaced by other palm trees with a minimum height
Of 1 QI•
3. That the final parcel map be submitted to the Public Works Director
for approva 1 .
4. That the lot split is recorded as provided in the subdivision
reg u 1 at ions.
Motion carried by the following vote:
AYES: Comms. Alton, Basila, Schubert, Williams, Chmn. Ostermann
NOES: None
POST AGENDA ITEM
Mr. Trott reminded the Board that the month of June was when all the City commissions
held their election of officers. The Board decided to do it at this meeting since,
to date, there have been no variance requests for their second monthly meeting.
Chairman Ostermann opened the nominations for Chairman.
Comm. Basila nominated Lee Alton for chairman.
Richard Williams moved the nominations be closed, seconded by Clayton Schubert.
Lee Alton elected chairman by a unanimous vote, Alton abstaining.
Gene Ostermann opened the nominations for Vice-Chairman.
Lee Alton nominated Mitchell Basila for Vice-Chairman.
Gene Ostermann made a motion, seconded by Richard Williams, that nominations be
closed.
Mitchell Basila elected Vice-Chairman by unanimous vote.
Lee Alton appointed Clayton Schubert to the position of Secretary of the Board.
Meeting adjourned at 8:14 p.m.
Geit-R--{];Jz~~
Gene Os termann, Chairman
MINUTES OF REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE COUNCIL
CHAMBERS OF THE CITY HALL, HERMOSA BEACH, ON JUNE 19, 1972, AT 7:30 P.M.
Meeting called to order at 7:32 p.m. by Chairman Alton.
Flag salute led by Comm. Basila.
ROLL CALL: Present:
Absent:
AGENDA ITEM 1:
Comms. Mitchell Basila, Richard Williams, Chmn. Lee Alton.
Comms. Gene Ostermann, Clayton Schubert
Approval of minutes. Comm. Basila made a motion, seconded by Chmn. Alton that the
minutes of the June 5, 1972 meeting be approved.
AYES: Comms. Basila, Williams, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Schubert
AGENDA ITEM 2:
Comm. Williams read Agenda Item 2 as follows: "Application for a variance from Mr.
and Mrs. Robert Coll ins on property located at 1256 Artesia Boulevard, legally des-
cribed as Lots 25 thru 29, 3 thru 7, Walter Ransom Co.'s Redondo Home Tract. The
applicants request a variance to lower an existing nonconforming two face pole sign
from 16 ft. to bottom of sign to 8 ft.; increase area from 60 sq. ft. to 64 sq. ft.;
change dimensions from 10 ft. high x 6 ft. wide to 4 ft. high x 16 ft. wide.11
No correspondence from property owners.
Public hearing opened at 7:35 p.m.
The applicant, Mr. Robert Coll ins, 420 Paseo Del Mar, Palos Verdes Estates, owner
of Chadwick Gardens, appeared before the Board. He stated that although he is ask-
ing for a 4 1 x 16 1 (64 sq. ft.) sign, his new sign contractor says a 5' x 12 1 sign
would work out better as far as lettering is concerned and would be within the
60 sq. ft. sign area previously granted them by the Planning Commission. He added
that the sign would have a white background with black letters and the pole would
be painted to match the building. Mr. Coll ins said that he would also I ike to change
his original request calling for lowering the existing sign from 16 1 to 8 1 from
bottom of sign to grade level to read "lower existing sign from 16 1 to 13' from
bottom of sign to grade level" thereby allowing the sign to be seen from both dir-
ections over the roof I ine.
Chmn. Alton mentioned that the General Plan designates the area as 11 institutional 11
and questioned whether granting the variance would be in conformance with the General
Plan. Mr. Trott said the Planning Commission had apparently changed their minds on
the 11 institutional 11 designation sh0Wn on the General Plan as, subsequent to the
adoption of the General Plan, they had placed a C-2 potential on this property.
Public hearing closed at 7:50 p.m.
The Board discussed the fact that the Planning Commission's intent for the future
of this property is apparently C-2 zoning, and under the C-2 sign requirements, the
sign would be allowable. Also, that the present sign is nonconforming and was
\
PAGE 2 -MINUTES OF COARD OF ZONING ADJUSTMENTS MEETING, JUNE 19, 1972
permitted by the Planning Commission.
Comm. Williams made a motion, seconded by Chmn. Alton, to grant the variance.
AYES: Comms. Basila, Will lams, Ch~n. Alton
NOES: None
ABSENT: Comms. Schubert, Ostermann
Comm. Will lams made a motion, seconded by Chmn. Alton, to adopt Resolution BZA 154-80
granting a variance to Mr. and Mrs. Robert Coll ins as follows:
A resolution of the Board of Zoning Adjustments of the City of Hennosa
Beach granting a variance to lower an existing nonconforming two face
pole sign from 16 ft. to bottom of sign to 13 1 ; increase area from
60 sq. ft. to 64 sq. ft.; change dimensions from 10 ft. high x 6 ft.
wide to 4 ft. high x 16 ft. wide, or 5 ft. high x 12 ft. wide.
This variance to be granted for the following reasons:
1. There are exceptional and extraordinary circumstances and
conditions applicable to the property involved because, this
property being located on a State highway where normally most
of the property is zoned for commercial use and is being used
for commercial uses, for them to comply with the R-P zone sign
regulations would restrict them to very 1 imited signing in the
advertisement of their commercial business.
2. That such variance is necessary for the preservation and enjoy-
ment of a substantial property right possessed by other property
in the same vicinity.
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
I ocated.
4. That this property is presently zoned R-P with a C-2 potential
use.
5. The Planning Commission previously approved 60 sq. ft. sign in
this location and the usage would be conforming if the area were
C-2.
Motion carried by the following vote:
AYES: Comms. Basila, 'v/illiams, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Schubert
Meeting adjourned at 8:00 p.m,
Mitchell Basila, Acting Secretary
:z::~~
Lee Alton, Chairman
MINUTES OF THE REGULAR MEETING OF THE BOARD OF ZONING ADJUSTMENTS HELD IN THE
COUNCIL CHAMBERS OF CITY HALL, HERMOSA BEACH, ON JULY 17, 1972, AT 7:30 P.M.
Meeting called to order at 7:43 p.m. by Chairman Alton.
Flag salute led by Comm. Schubert.
ROLL CALL: Present:
Absent:
AGENDA ITEM 1:
Comms. Mitchell Basila, Clayton Schubert, Chmn. Lee Alton.
Comms. Gene Ostermann, Richard Williams
Approval of minutes. Comm. Basila made a motion, seconded by Chmn. Alton, that
the minutes of the June 19, 1972, meeting be approved.
AVES: Comms. Basila, Schubert, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Williams
AGENDA ITEM 2:
Secretary of the Board, Clayton Schubert, read Agenda Item 2 as fol lows: "Appl ica-
tion for a variance from Mns. Amelia Villa on property located at 1075 Monterey
Blvd., legally described as Lots 30 and 31, Tract 1068. Applicant requests a
variance to relocate an existing stairway going to second floor into a required
s i deya rd. 11
No correspondence from property owners.
Pub) ic hearing opened at 7:45 p.m.
Mr. J.C. Sams, 1087 Monterey Blvd., a neighbor of Mrs. Villa's,asked to speak
in her behalf. He stated he would I ike to see her variance granted because it
would relieve a situation of financial hardship for her and added that he did not
feel the rebuilding and narrowing of her stairs would be harmful to the surround-
ing properties.
Mr. Robert Irwin, 1073 Monterey, a tenant in Mrs. Villa 1 s building, said he also
wished to speak in favor of the variance. He stated that the building was kept
in a state of good repair and had a type of tenancy the City could be proud of.
Mr. Irwin added that the stairway in question was in need of replacement anyway
and he thought that narrower stairs with a handrail would be an advantage to
Mrs. Villa who recently suffered partial loss of her eyesight.
Pub! ic hearing closed at 7:53 p.m.
Following a discussion by the Board, Comm. Basila requested permission to ask
Mrs. Villa a question.
Chmn. Alton re-opened the pub! ic hearing at 7:59 p.m.
Mrs. Amelia Villa, 1075 Monterey Blvd., owner of the property in question, appeared
before the Board.
PAGE 2 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JULY 17, 1972
Comm. Basila asked Mrs. Villa if the stairways could be relocated at the rear
of the house. Mrs. Villa replied that there was already one stairway in the
rear due to the code requirements that there be two exits from upper floors of
apartment buildings.
Mrs. Villa explained that she could not afford to keep her house unless she
sells her adjoining lot, and that the City will not allow her to sell this
lot as long as there is an encroachment over the lot 1 ines. She said that
the variance would allow her to rebuild her stairs to about one-half their
present width which would put them inside the property I ine thereby permitting
separation of her two lots. Comm. Basila asked Mrs. Villa about the possibility
of relocating her stairway into her front yard and was told that, since her bed-
room was in the front of the building upstairs, this would not be a practical
solution to her problem.
Public hearing closed at 8:17 p.m.
Chmn. Alton read aloud Section 1209 of the Zoning Code referring to projections
into required yards and Section 1211 regarding fire escapes and asked if her
stairway could qua] ify under Section 1211. Mr. Trott replied that it would not
be legal under the Uniform Building Code. Chmn. Alton asked Mr. Trott if he
knew of any other stairways in the City that extended into the required sideyard
setback. Mr. Trott replied that many of them did go to the property 1 ine.
The Board felt that since the building itself is on the property 1 ine, they
could see no harm in al lowing the stairway to also extend to the property I ine
provided the new stairway met the minimum code requirement of 30 11 in width.
However, Comm. Schubert said he was not in favor of granting unless a time
1 imitation was placed on it. Chmn. Alton said he doubted that a time 1 imit
condition placed on the granting of a variance of this nature would be enforce-
able.
A motion was made by Comm. Basila, seconded by Comm. Schubert, to grant the
variance.
AYES: Comms. Basila, Schubert, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Williams
Comm. Schubert made a motion, seconded by Comm. Basila, to adopt Resolution BZA 154-81
granting a variance to Mrs. Amelia Villa for the following reasons:
1. There are exceptional and extraordinary circumstances and
conditions applicable to the property involved.
2. That the granting of such variance wi 11 not be materially
detrimental to the pub! ic welfare or injurious to the
property or improvements in such vicinity and zone in
which the property is located.
3. That the granting of such variance will not adversely
affect the comprehensive general plan.
PAGE 3 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEET I NG, JULY 17, 1972
4. The existing building encroaches into the required side
yard the same distance as the proposed new stairway.
AND FURTHER, that this variance is granted subject to the following conditions:
1. The stairway shall encroach no further into the required
sideyard than the existing building presently encroaches
into the required sideyard.
2 . The stairway must be constructed in compliance with the
Uniform Building Code.
Motion carried by the following vote:
AYES: Comms. Basila, Schubert, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Williams
Chairman Alton explained to Mrs. Villa that the granting of this variance only
gave her permission to relocate her stairway in order to separate her lots. He
added it was in no way to be construed as sanctioning the plans of the construct-
ion company that presently has an option on her property. He pointed out to
Mrs. Villa that such permission required an action from the City Council.
AGENDA ITEM 3:
Secretary of the Board, Clay Schubert, read Agenda Item 3 as follows: 11Appl ication
for a variance from Miss J. Frederica Carter on property located at 515 Hollowell,
legally described as Lot 2 and North 17 1 of Lot 3, Hollowell Tract. Applicant
requests permission to add to an existing single family residence, said addition
to be attached to an existing garage having a nonconforming rear yard of 3 1 611 in
1 ieu of the required 5 ft. Said addition will be over 40% of existing structures.11
Mr. Trott showed the Board a set of plans covering this addition. He requested
the Board, if they granted the variance, to require an affidavit be filed covering
this addition to insure it will be used in conjunction with the single family
residence and not as a second unit.
No correspondence from property owners.
Public hearing opened at 8:48 p.m.
Mrs. Doris Smith, 515 Hollowell, niece of the applicant, appeared before the Board.
She explained that the reason they were asking for the variance to make the addi-
tion was due to the fact that her aunt, Miss Carter, was 90 years old and required
someone to prepare her meals, etc., and by adding on to the house, she could move
into the additional rooms. Mrs. Smith assured the Board their intention was not
to rent the rooms as a separate unit.
Public hearing closed at 8:55 p.m.
r---., PAGE 4 -Ml .NUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JULY 17, 1972
Following a brief discussion, Comm. Schubert made a motion, seconded by Comm.
Basila, to grant the variance.
AYES: Comms. Basila, Schubert, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Williams
Comm. Schubert .made a motion, seconded by Comm. Basila, to adopt Resolution
BZA 154-82 granting a variance to Miss Frederica Carter for the following reasons:
1. That there are exceptional or extraordinary circumstances
or conditions applicable to the property involved.
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.
3. That the granting of such variance will not be materially
detrimental to the public welfare or injurious to the prop-
erty or improvements in such vicinity and zone in which the
property is located.
4. That the granting of such variance will not adversely affect
the comprehensive general plan.
AND FURTHER, that this variance is granted subject to the following conditions:
1. An affidavit be required covering the bar sink shOw'ln on the
plans to insure that this bar sink will be used in conjunction
with the single family residence only.
Motion carried by the following vote:
AYES: Comms. Basila, Schubert, Chmn. Alton
NOES: None
ABSENT: Comms. Ostermann, Williams
Meeting adjourned at 9:15 p.m.
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Lee Al ton, Ch airman