HomeMy WebLinkAboutBZA_Minutes_1972_01_17MINUTES 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 allegiance led by Chmn. Ostermann. ROLL CALL: Present: Convns. Lee Alton, Mitchell Basila, Clayton Schubert, Richard W~ll iams, Chmn. Gene Ostermann Absent: None AGENDA ITEM I: 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 l through 6 of Exhibit A, metes and bounds. Applicant requests permission to display with temporary banners advertising apartments for rent, 61x12' attached to the face of the exterior wall. maximum of two banners per street frontage; and display flags attached to poles maximum of 161 high, flags to be maximum of 21x41 spaced 201 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 11Now Renting11 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 to,.,n, 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, M~. 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. Raffe 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 Colllllission. 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 Hrs. 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 Convnission is trying to eliminate some of the visual pollution. Comm. Alton asked Mrs. Foreman if the Improvement Conlllission 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 limita-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 Ls 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. Ralli 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 I ike to 1 ive in and drive around looking for "Now Rentingn signs on newly com-pleted buildings. Mr. Kemick added that he could see the opposition1s point regarding •Jvisual pollution11 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 "surge•• 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. Convn. Alton asked Mr. Komick if he had made a survey on the type of advertising that brings the best tenants. Hr. 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 fol lo.vs: 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. Carmi. 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 Convnission was going to study the sign ordinance. Board asked hCM long it would take the Planning Cornnission 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 Co11Y11ission would honor such a recommendation. Comm. Williams says we encouraged Sunnyglen to build the 168-unit building in Hermosa Beach --now we need to give him a chance to rent them, Collllls. Alton and Schubert feel temporary signing within reason is necessary, and Cornn. 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 Co1m1ission.
PAGE 4 -MINUTES OF THE BOARD OF ZONING ADJUSTMENTS MEETING, JANUARY 17, 1972 Comm. Schubert made a motion, seconded by CormJ. Basila, to grant the variance with the following modifications: I. Reduce the number of display banners to two 41xl21 banners with a sixty-day time limit and give them the right to apply for consid-eration of an extension at the end of that period. 2. May have four flags 21x41 (two per street) attached to poles maximum of 161 high Motion carried by the following vote: AVES: Comm. Alton, Basila, Schubert, Williams NOES: Chmn. 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: 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 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. 5o 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: AVES: Conms. 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 Alton1 read Agenda Item 3 as follows: 11Appl ication for a Jot split from Sunnyglen Construction Company, Inc. on property located at 414 -2nd St., legally described as Parcels I through 6 of Exhibit A1 metes and bounds, description on file with City of Hermosa Beach. This lot spl It will create three parcels from above-described property; Parcel 1 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 Boulevard.11
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. Public 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 201 setback requested where Parcels 2 and 3 border Parcel 1. He feels that a 101 setback, when added to the 101 setback already existing on Parcel 1, making a total of 201 between buildings should be sufficient. Comm. 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 lot 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's requested setback of 201, 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 Parcel 2. Chmn. Ostermann made a motion, seconded by Comm. 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 Cormlission recommending 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 Conrnission 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 Cormiission •• Want to get as much logical imput as they can. Said the Board1s 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 rnore to the staff than to the Planning Colllllission. Bob says he would like 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 dav.rnto,.,n area as realistically as possible. Meeting adjourned at 9:46 p.m. ' 777!: Lee Alton, Secretary Gene Ostermann, Chairman