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HomeMy WebLinkAboutBZA_Minutes_1972_03_20MINUTES 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 1 : 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 fol lows: 11R.e-evaluation, at City Council 1s request, of Resolution BZA 15q.-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 line 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 101 above the ridge 1 ine. Comm. Basila pointed out that the height of the building and the sign together is still Jess than the maximum height of 451 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., 11That 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, Wi 1 liams 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 101• 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. S. 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. Public 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 9ays to get through the critical rental period. He felt the orig-inal time limit of 60 days was not long enough to get them over the 11break eve~t 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 11lt1ll D011 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"/4 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. Mr~. 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 151.i-62 with the following provision: 1. 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 fol lowing 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 ~GENOA ITEM 4-: Secretary of the Board, Lee Alton, read Agenda Item 4-as follows: 11Application for a variance from Mr, and Mrs. John J. Cheroske on property located at 74.o Strand, legally described as Lot 7 and north 1 .921 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, lt will increase the allowable land coverage of 75% to 83% which would be leaving 420 sq. ft. open space in lieu of the required 615 sq. ft.11 No correspondence from property owners. Pub] ic 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 31 rear setback his garage would only be 161811 deep and would not accommodate his automobile which is ]81711 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 1+20 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.rn. Following a brief discussion, a motion was made by Comm. Williams, seconded by Comm. Alton, to grant the variance. AYES: Cornms. Alton, Basila, Williams NOES: None ABSENT: Comms. Ostermann,Schubert Comm, Alton made a motion, seconded by Comm. Wi l Iiams, to adopt Resolution BZA 154-72 granting the variance to Mr. John J. Cheroske with the following provision: l. 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: I. That there are exceptional or extraordinary circumstances nr 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 pub] ic 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 fo11owing vote: AYES: Cornms. Alton, Basila, Williams NOES: None ABSENT: Comms. Ostermann, Schubert AGENDA ITEM 5: Secretary of the Board, Comm. Alton, read Agenda Item 5 as follows: 11Appl 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 erect 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. Hr. 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 31 front setback on 24th Street. Speaking ln favor of the variance: Mrs. Iris McKinley 2652 Strand Speaking in opposition to the variance: Mr. James Miller 2415 Myrtle Avenue Mr. Richard Leavens 2~-18 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 incr.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 like 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. Lee Alton, Secretary Mitchell Basila, Vice Chairman