There are special circumstances or exceptional characteristics applicable to the subject property, including size, shape, topography, location, or surroundings such that strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification.

The granting of such variance or modification will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and zone(s) in which the property is located.

The granting of the variance will not constitute a special privilege to the applicant or property owner.

The granting of such variance or modification will not be contrary to or in conflict with the general purposes and intent of this chapter, nor to the goals, objectives and policies of the general plan or, if general plan is not yet adopted, that 1) the project complies with all state and local laws; 2) the project will not adversely affect the city's ability to prepare a general plan; 3) the project is likely to be consistent with the general plan being prepared and, even if the project is ultimately inconsistent with the general plan, there is no probability of a substantial detriment to or interference with the future adopted general plan; and 4) the city is proceeding toward completion of a general plan in a timely manner.

The variance or modification request is consistent with the purpose and intent of the zone(s) in which the site is located.

The subject site is physically suitable for the proposed variance or modification.

The variance or modification permit complies with all requirements of state and local law.

All or any necessary conditions have been imposed on the variance or modification as are reasonable to assure that the variance will not be detrimental to the health, safety and welfare of the city.

If the Commission has reason to believe that grounds for revocation may exist, the planning commission shall hold a public hearing upon the question of revocation of a variance or stringline modification granted under or pursuant to the provisions of this chapter and notice of such hearing given in a manner consistent with Sections 17.04.160 through 17.04.190.

A variance or stringline modification shall be revoked if the commission finds that one or more of the following conditions exist:

The conditions under which a variance or stringline modification was approved may be modified by the city without the consent of the property owner or operator if the planning commission finds that the use or related development constitutes or is creating a nuisance.

Such variance permits with termination dates shall be discontinued on the stated date of termination or within six months of the effective date of this chapter, whichever is earlier.

The discontinuance of a use on property with a variance permit granted by the county of Los Angeles shall immediately terminate the right to operate or use such nonconforming variance, except where extended as otherwise provided in this title.

The holder of such a variance may apply for, and the planning commission may grant a conditional use permit pursuant to the provisions of Chapter 17.66 "Conditional Use Permits" to allow for the extension of the variance for a specified period of time provided that the granting of the conditional use permit can be justified pursuant to Section 17.66.070.

Applicability. The purpose of a stringline modification review is to permit modifications to the stringline warranted by practical difficulties, unnecessary hardships, or results that may be inconsistent with the general intent of this title or the city's land use policies and goals.

Modifications Permitted. The planning manager/director may grant stringline modification review approval authorizing the use of an alternative stringline by selecting a stringline end point on the next upcoast or downcoast property, which the planning manager/director has determined appropriate, provided the planning manager/director makes the required findings.

Required Findings. Stringline modification review approvals may be granted only if the following findings can be made in a positive manner:

Process. Applications for stringline modification reviews shall be made on forms provided by the city and shall include such plans as may be reasonably required by the planning manager/director for a complete understanding of the request and shall be accompanied by a filing fee in an amount set by resolution of the city council. After the application is determined to be complete, the planning manager/director shall notify in writing the owners and residents of all beachfront property within 500 linear feet of the proposed project and in no event less than 10 developed properties. Not sooner than 21 days after the owners are notified nor later than 30 days after receipt of the complete application, the planning manager/director will consider the application and all comments submitted in writing and orally. These deadlines are directory and no decision shall be subject to invalidation solely on the ground that it was made after the deadline. Thereafter, the planning manager/director shall grant, deny, or conditionally grant approval of the stringline modification review and issue a written decision. Conditions shall be imposed where required to assure that the stringline modification review approval is within the intent of the modification.

A stringline modification review approval shall be effective 10 days after its issuance, unless an appeal to the planning commission is filed in accordance with Section 17.04.220.