HomeMy WebLinkAboutBZA Resolution 154-257 - (111 34th St)RESOLUTION B.Z.A. 154-257
A RESOLUTION OF THE BOARD OF ZONING ADJUSTMENTS OF THE CITY OF HERMOSA
BEACH GRANTING A VARIANCE ON PROPERTY LOCATED AT 111 -34TH STREET,
HERMOSA BEACH, CALIFORNIA.
WHEREAS, the Board of Zoning Adjustments of the City of Hermosa Beach, at a public
hearing held on October 17, 1977, in the Council Chambers of the City Hall, consid-
ered the request of Mr. A. John Berardo for permission (1) to add a second unit to
a single family residence with less than the required front yard setback and a non-
conforming south sideyard; (2) to provide less than the minimum required usable open
space; and (3) to exceed the maximum allowable lot coverage by approximately 5%; and
WHEREAS, at said public hearing, the following facts were presented for consideration;
that the existing building encroaches into the 10 ft. required front yard setback a
distance of 1½ ft. at garage level and 4 ft. at second and third levels; that there is
an existing chimney encroaching into the south sideyard 2 ft. leaving a distance of
2 ft. to property line; that although the applicant is providing the required 200 sq.
ft. of usable open space per unit, it does not meet code as to location; and
WHEREAS, at said public hearing, the applicant stated that by eliminating the open
space in balconies he could reduce the lot coverage to allowable limits; and
WHEREAS, at said public hearing, one letter was received in opposition to the request;
and
WHEREAS, after due consideration, it is the opinion of the Board of Zoning Adjustments
that Parts (1) and (2) of the variance request are justified and that Part (3) is not
justified for the following reasons:
Findings for Parts (1) and (2):
1. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved because to correct the existing placement
would cause an undue hardship on the applicant.
2. That the 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 because other buildings in the block have
even greater encroachments into the setback than this building has at present;
buildings several doors to the north and one directly to the south have far
greater lot coverage with no ground level open space so it conforms to other
buildings in the area. Various requirements as parking spaces, stairway access
to the upper floors, and minimum footage for the ground floor bedroom preclude
usable open space at the ground level.
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 because the project does not propose any
usages which would be harmful to the public welfare or injurious to other prop-
erties.
4. That the granting of the variance will not adversely affect the comprehensive
General Plan because it falls within the density requirements for that area.
AYES: Comms. Cummings, Simpson, Toth
NOES: Comm. Ebey, Chmn. Sims
ABSENT: Comm. Beard
Finding for Part (3):
1. That the Board feels that there are no extraordinary circumstances to
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PAGE TWO -RESOLUTION BZA 154-257
111 -34TH STREET
allow over 65% lot coverage, and that it would',be potentially harmful to
surrounding properties.
AYES: Comms. Ebey, Simpson, Toth, Chmn. Sims
NOES: Comm. Cummings
ABSENT: Comm. Beard
NOW, THEREFORE, BE IT RESOLVED, that in view of the above findings of fact, the Board
of Zoning Adjustments does :hereby grant Parts (1) and (2) of the variance request and
deny Part (3) of the variance request.
CERT[E'ICATION
I hereby certify that the foregoing Resolution BZA 154-257 was adopted by the Board of
Zoning Adjustments of the City of Hennosa Beach at a regular meeting held on the 17th
day of October, 1977.
Dated ---------------
h~~ .o . ~ L y Simsvina1rman
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