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HomeMy WebLinkAboutLot Line Adjustment LLA2000001 - Notice of Action0 0 OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH ©CALIFORNIA (714) 536-5271 N NNNNNNN N/aINNNN I.NNNNNNNNNNNN NNNNNNNNNNN P.O. BOX 190 CALIFORNIA 92648 NOTICE OF ACTION June 28, 2001 PETITION DOCUMENT: CONDITIONAL USE PERMIT NO. 01-29 (JE PISTONS BUILDING) APPLICANT: PROPERTY OWNER: REQUEST: LOCATION: PROJECT PLANNER: Dear Applicant: Bruce Gillings, 31 Journey, Suite 100, Aliso Viejo, CA 92656 J.E. Pistons, 15312 Connector Lane, Huntington Beach, CA 92649 To construct a two-story approximately 11,900-sq. ft. arehous building on a 23,530-sq. ft. vacant lot. rIUS`(RAL 15262 Connector Lane (east side of Connector Lane, north of Machine Drive) Sandra Thornton Your application was acted upon by the Zoning Administrator of the City of Huntington Beach on June 27, 2001, and your request was Conditionall A roved. Included in this letter are the Conditions of Approval for this application. Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Zoning Administrator is final unless an appeal is filed to the Planning Commission by you or by an interested party. Said appeal must be in writing and must set forth in detail the action and grounds by which the applicant or interested party deems himself aggrieved. Said appeal must be accompanied by a filing fee of Two Hundred Dollars ($200.00) if the appeal is filed by a single family dwelling property owner appealing the decision on his own property and Six Hundred Ninety Dollars ($690.00) if the appeal is filed by any other party. The appeal shall be submitted to the Secretary of the Planning Commission within ten (10) calendar days of the date of the Zoning Administrator's action. The last day for filing an appeal and paying the filing fee for the above noted application is July 9, 2001. Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any application becomes null and void one (1) year after the final approval, unless actual construction has begun. Conditional Use Permit No. 01-29 Page 2 FINDINGS FOR PROJECTS EXEMPT FROM CE A: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15332 of the CEQA Guidelines. The industrial project is considered an in-fill project within city limits and is consistent with General Plan and zoning designations. Furthermore, the project site can be adequately served by all required utilities and public services. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-29: 1. Conditional Use Permit No. 01-29 for the establishment, maintenance and operation of the two-story approximately 11,900 sq. ft. aar wilding on a 23,530 sq. ft. vacant lot will not be detrimental to the general welfare of persons working or°residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The project will comply with the General Plan and Zoning requirements and will improve the subject site with a modern industrial development. With the conditions imposed, the development will be compatible with other surrounding industrial developments, and will provide adequate on-site parking and landscaping. 2. The conditional use permit as conditioned will be compatible with surrounding uses because the design of the building will complement other industrial buildings in the area. 3. The proposed conditional use permit will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. The project meets or exceeds all minimum development standards including setbacks, building height, floor area, parking, and landscaping percentage. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of General Industrial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Provide for the timing of industrial development coincident with the availability of adequate market demand to ensure economic vitality. (Objective LU 1.1) b. Achieve a diversity of land uses that sustain the City's economic viability, while maintaining the City's environmental resources and scale and character. (Goal LU 7) c. Achieve the development of industrial uses that provide job opportunities for existing and future residents, as well as the surrounding sub-region, and generate revenue for the City. (Goal LU 12) With the conditions imposed, the architectural design and use of materials on the proposed industrial building will be compatible with the design and architecture of the surrounding buildings. Conditional Use Permit No. 01-29 Page 3 CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 01-29: 1. The site plan, floor plans and elevations received and dated May 3, 2001 shall be the conceptually approved layout with the following modifications: a. The entry of the building shall be accentuated by angling the entry or raising the building height around the entryway. Design revisions shall be subject to review and approval by the Planning Department. b. The building elevations shall be accentuated through the use of a decorative element such as accent colors, wainscoting, or similar addition. Design revisions shall be subject to review and approval by the Planning Department. c. Wheel stops shall not be provided and shall be removed from the site plan. d. Decorative paving shall be provided in the employee break area. The paving type and texture shall distinguish the employee break area from the sidewalk area and shall be different than the paving used at the driveway entrance. e. The floor area ratio shall comply with the General Plan maximum ratio of 0.50. f. Landscaping (minimum of three feet in width) shall be provided in the turn around area at the east side of the parking lot as required by Section 232.08 c.2.a. of the Huntington Beach Zoning and Subdivision Ordinance. g.Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) h. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) i. Depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items on the site plan and Conditional Use Permit No. 01-29 Page 4 j• elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non- obtrusive, not interfere with sidewalk areas and comply with required setbacks. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. 2. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. The following improvements shall be incorporated into the grading plan: (PW) 1. Construction of a new industrial driveway approach per City Standard Plan No. 211, minimum width shall be 27 feet. 2. No decorative concrete shall be constructed within the 6-foot wide public utility easement. 3. Install a new sewer lateral or verify that an existing lateral is of adequate size and is in satisfactory condition for connection. 4. Separate backflow protection devices shall be installed, per Water Division standards for domestic, irrigation and fire water services. 5. A new domestic water service and meter shall be installed per Water Division standards, and sized to meet the minimum requirements set by the Uniform Plumbing Code (UPC). The water service shall be a minimum of 2-inches in size. 6. The irrigation water service may be combined with the domestic water service. However, if the landscaped area is greater than 2,500 square feet, a separate water service and meter shall be installed per Water Division standards. The irrigation water service shall be a minimum of 2- inches in size. b. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be identified and incorporated into the design. (PW) c. A copy of the soils report, prepared by a licensed Civil Engineer shall be provided to the Public Works Department for reference only. (PW) d. A remediation plan shall be submitted to the Planning, Public Works , and Fire Departments for review and approval in accordance with City Specifications No. 431-92 and the conditions of approval, including methods to minimize remediation-related impacts on the surrounding properties. (PW) Conditional Use Permit No. 01-29 Page 5 e. The name and phone number of a field supervisor who is on-site shall be submitted to the Planning Department and Public Works Department. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating whom to contact for information regarding this development and any construction/ grading activity. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/she will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, City contact (Construction Manager (714) 374-5380) regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. (PW) f. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. (PW) g•The developer shall coordinate with the development of a truck haul route with the Department of Public Works if the import or export of material is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (PW) h. The applicant's grading/erosion control plan shall abide by the provisions of AQMD 's Rule 403 as related to fugitive dust control. (PW) i. A plan shall be prepared and submitted for review and approval to the Public Works Department that details how all drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site. (PW) J.A plan shall be prepared and submitted to both the Public Works and Planning Departments identifying wind barriers around remediation equipment. (PW) 3. Prior to submittal for building permits, zoning entitlement conditions of approval shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. 4. Prior to issuance of building permits, the following shall be completed: a. Submit a copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. Conditional Use Permit No. 01-29 Page 6 b. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. c. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Existing trees to remain shall also be addressed by said Arborist with recommendations/requirements for protection during construction. Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number, and the Arborist's wet signature on the final plan. 5. During demolition, grading, site development, and/or construction, the following shall be adhered to: (PW) a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site. b. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. c. Wet down areas that are to be graded, in the late morning and after work is completed for the day. d. The construction disturbance area shall be kept as small as possible. e. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. f. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. g. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. h. Wind barriers shall be installed along the perimeter of the site. i. The remediation operations shall be performed in stages concentrating in single areas at a time to minimize the impact of fugitive dust and noise on the surrounding areas. j. Use low sulfur fuel (.05%) by weight for construction equipment; Conditional Use Permit No. 01-29 Page 7 k. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); 1. Discontinue construction during second stage smog alerts. m. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/ grading activity. 6. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released until the following has been completed: a. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards (City Specification #424). (FD) 2) An automatic fire sprinkler and fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. 3) Fire lanes will be designated and posted to comply with Fire Dept. City Specification No. 415. (FD) 4) Address numbers will be installed on all structures to comply with Fire Dept. City Specification No. 428. (FD) 5) Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. (FD) 6) Fire access roads shall be provided in compliance with City Specification 401. Include the Circulation Plan and dimensions of all access roads. (FD) 7) Security Gates, if proposed, shall be designed to comply with Fire Dept . City Specification 403. (FD) 8) Submit a fire Protection Plan in compliance with City Specification 426 for Fire Department approval. Conditional Use Permit No. 01-29 Page 8 b. Installation of required landscaping and irrigation systems shall be completed prior to final inspection or within twelve months of entitlement. c. All landscape irrigation and planting installation shall be certified to be in conformance to the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. d. Applicant shall provide the City with Microfilm copies (in City format) and CD (AutoCAD only) copy of complete City approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. f. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. 7. The use shall comply with the following: a. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD) b. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 8. The Planning Director ensures that all conditions of approval herein are complied with . The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the Huntington Beach Zoning and Subdivision Ordinance. 9. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. INFORMATION ON SPECIFIC CODE RE UIREMENTS: 1. Conditional Use Permit No. 01-29 shall not become effective until the ten calendar day appeal period has elapsed. Conditional Use Permit No. 01-29 Page 9 2. Conditional Use Permit No. 01-29 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 01-29, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 5. The development shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 7. The applicant shall submit a check in the amount of $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 8. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 9. Standard landscape code requirements apply (Chapter 232 of the Zoning and Subdivision Ordinance). 10. The Water Ordinance #14.52, the "Water Efficient Landscape Requirements" apply for projects with 2,500 square feet of landscaping and larger. 11. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Planning Department. 12. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 13. State-mandated school impact fees shall be paid prior to issuance of building permits. Conditional Use Permit No. 01-29 Page 10 14. An encroachment permit shall be required for all work within the right-of-way. (PW) 15. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety Department prior to occupying the building. The Planning Department will perform a comprehensive plan check relating to all Municipal Code requirements upon submittal of your completed structural drawings. Please be advised that the Zoning Administrator reviews the conceptual plan as a basic request for entitlement of the use applied for in relation to the vicinity in which it is proposed. The conceptual plan should not be construed as a precise plan reflecting conformance to all Code requirements. It is recommended that you immediately pursue completion of the Conditions of Approval and address all requirements of the Huntington Beach Municipal Code in order to expedite the processing of your total application. I hereby certify that Conditional Use Permit No. 01-29 was Conditionally Approved by the Zoning Administrator of the City of Huntington Beach, California, on June 27, 2001, upon the foregoing conditions and citations. Very truly yours, Mary Beth Broeren Zoning Administrator MBB:ST:rmk xc: Property Owner