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HomeMy WebLinkAbout1971-03-31MINUTES HUNTINGTON BEACH BOARD OF 'ZONING ADJUSI'MEINTS Administrative Annex 523 Main Street Huntington Beach, California MARCH 31, 1971 BOARD MEMBERS PRESENT: McFarland, Lovejoy, Palin BOARD MEMBERS ABSENT: None CONDITIONAL EXCEPTION NO. 71-12 (Continued) Applicant: L & R Land Corporation To permit a chain link fence on the north property line with plastic slats in lieu of the re- quired solid masonry wall as required by Use Permit No. 69-6. Located on the east side of Ward St., north of Yorktown Ave., in the R5 Office Professional District. The Chairman read the request and opened the hearing to the audience. Mr. Reed, representing the applicant, addressed the Board and answered various questions. Discussion was held. The Acting Secretary stated he did not feel that the -reduction in dimensions of the trailer park justifies the substitution of chain link for masonry. Mr. Reed stated that the adjoining property will be entirely planted with landscaping so they could see no need for a masonry wall. He also stated there is some chance that in order to get a trailer on the pad at the corner location, they might have to go through the fence at that location. The Acting Secretary advised that it is the desire of the Planning Commission to screen mobile home units. There being no further comment, the hearing was closed. Board discussion was held. It was the consensus that there was insufficient justification to allow the substitution of fence material along the entire north property line. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO APPROVE CONDITIONAL EXCEPTION NO. 71-12 SUBJECT TO THE FOLLOWING CONDITION: 1. Chain link may be allowed 30 ft. in width at street locations with masonry block at all other locations, along the north property line. FOR THE REASON: 1. The applicant was originally conditioned for a masonry wall and the Board could find no justification at this late date for the substitution of chain link just because the appli- cant reduced his overall frontage by 50 ft. on Ward St. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. Minutes: 11.B. Board of Zoning AdjUsLmctiLs March 31, 1971 Page 2 CONDITIONAL EXCEPTION NO. 71-7 (Continued) Applicant: Henry and Louise Leftige To allow 583 sq. ft. of open space with a 15.5 ft. dimension within the rear 2/3 of a 27 ft. x 122.5 ft. R2 lot in lieu of the required 900 sq. ft. of open space and minimum dimension of 20 ft. Located on the north- east corner of Delaware St. and Knoxville Ave. The Chairman read the request and opened the hearing to the audience. Mr. Tom Wilson, repre-' renting the applicant, submitted a copy of a deed from the City of Huntington Beach dated 1935 to show subject property was held under single ownership. Discussion was held per- taining to the radius at the intersection of the two streets. Mr. Lovejoy advised that a 20 ft. radius would be satisfactory. The plans were reviewed and the interior and exterior side yard setbacks discussed, and dimensions of the garage. The applicant stated he felt his request was justified as it is a corner lot having a frontage of only 27 ft. It was the consensus that this item should be continued for two weeks and an amended legal notice mailed to abuttingg property owners to allow the garage to be located within 5 ft. of the exterior property line in lieu of the 6 ft. setback required by ordinance. There being no further comment, the hearing was closed. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY LOVEJOY TO CONTINUE CONDITIONAL EX- CEPTION NO. 71-7 TO THE APRIL 14, 1971 MEETING. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 71-6 (Continued) Applicant: Federal Signs To permit the placement of a third free-standing pole sign within the 50 ft. front yard setback. Located on the southeast corner of Edinger Ave. and Sher Lane in the C2 Community Business District. The Acting Secretary advised that the applicant had requested withdrawal of this request by telephone. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO ACCEPT THE APPLICANT'S REQUEST TO WITHDRAW THE APPLICATION. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 71-18 (Continued) Applicant: Berthold Starr and Marie Anna Starr To permit a 10 ft. x 10 ft. kiosk to be used as part of a sign in lieu of a pole sign and a chain link fence with landscaping in lieu of the required 6 ft. high decorative masonry wall. In Conjunction With -2- 3/31/71-BZA Minutes: H.B. Board of Zoning Adjustments March 31, 1971 Page 3 ADMINISTRATIVE REVIEW NO. 71-14 (Continued) Applicant: Berthold Starr and Marie Anna Starr To permit a garden shop for the retail sales of pots, garden supplies and accessories in the C2 Community Business District. Located on the west side of Brookhurst St., approximately 600 ft. south of Garfield Ave. The Chairman read the request and opened the hearing to the audience. The Acting Secretary advised that these items had been continued to allow the applicant and abutting property owner time to get together and resolve any problems pertaining to the request. Messrs. Dave Kirschner and Gray, representing the applicant, addressed the Board and answered various questions. Mr. Olson, abutting property owner, addressed the Board and stated that his company was still opposed to the kiosk structure as proposed. The Acting Secretary stated that it has always been the policy of the Board to be recep- tive to abutting property owners where such action may set a precedent. Discussion was held pertaining to reciprocal driveway easement for access to abutting property. There being no further comment, the hearing was closed. Board discussion was held. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO DENY WITHOUT PREJUDICE THAT PORTION OF CONDITIONAL EXCEPTION NO. 71-18 REQUESTING A KIOSK STRUCTURE AND TO CONDITIONALLY APPROVE THAT PORTION REQUESTING A CHAIN LINK FENCE WITH LANDSCAPING, SUBJECT TO THE FOLLOWING CONDITION: 1. The chain link fence may be used along the side property lines from the trellis portion to the structure to the rear property line. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. A MOTION WAS MADE BY PALIN TO APPROVE ADMINISTRATIVE REVIEW NO. 71-14 SUBJECT TO THE FOLLOWING CONDITIONS: 1. The applicant shall comply with all conditions of Administra- tive Review No. 71-4 and Division of Land No. 71-6. 2. Vehicle access shall be provided across the property to the parcel located to the south. THE MOTION FAILED FOR LACK OF SECOND. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY L•OVEJOY TO APPROVE ADMINISTRATIVE REVIEW NO. 71-14 SUBJECT TO THE FOLLOWING CONDITIONS: 1. The applicant shall comply with conditions of Administrative Review No. 71-4 and Division of Land No. 71-6. 2. The plot plan received March 31, 1971, shall be the approved layout. ROLL CALL VOTE: AYES: McFarland, Lovejoy NOES: Palin THE MOTION CARRIED. -3- 3/31/71-BZA Minutes: H.B. Board cf Zoning Adjustments March 31, 1971 Page 4 CONDITIONAL EXCEPTION NO. 71-21 Applicant: Ben Kanter To permit the placement of a second free-standing pole sign within the required setback in lieu of the requirement that only one free-standing sign be permitted for each attached building for the street frontage. Located within an existing shopping center in the C2 Community Business District, located at the northwest corner of Warner Avenue and Goldenwest St. The Chairman read the request and opened the hearing to the audience. Mr. Kanter, applicant, addressed the Board and answered various questions. He stated that the hardship to justify his request for additional signing is that his store is not visible from north bound traffic and that after the Alpha Beta closes in the evening, the store is in a dark area. He also stated that the store is a convenience to the neighborhood for miscellaneous food items after the larger super market closes. The Acting Secretary ad- vised that he would like to review a plan showing overall plans for all additional panel area that would be accommodating other satellite stores in the future. The applicant advised that he could provide the Board with an overall plan at the April 7th meeting. There being no further comment, the hearing was closed. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY PALIN TO CONTINUE CONDITIONAL EXCEP- TION NO. 71-21 TO THE APRIL 7, 1971 MEETING. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 71-22 Applicant: Paragon Builders To permit a reduction in the required open space to 600 sq. ft. in lieu of the required 900 sq. ft. with an additional 770 sq. ft. of open space with a minimum dimension of 12 ft. in lieu of the 20 ft. required by the Hunti ton Beach Ordinance Code. Located on the west side of Darken Lane, approximately 250 ft. north of Holland Dr. in the R1 Single Family Residence District. The Chairman read the request and opened the hearing to the audience. Mr. Howard Auerswald, repre- senting the applicant, addressed the Board and answered various questions. The plot plans were reviewed by the Board. Mr. Auerswald stated that due to the layout of the structure on the lot, the kitchen would have to be remodeled to provide light, air and ventilation if he was to revise the plans so that a variance was not needed. There being no further uomrament, the hearing was closed. Board discussion was held. It was the consensus of the Board that the applicant could build a wall at the 15 ft. setback in the front yard, thereby providing the required -4- 1 3/31/71-BZA Minutes: H.B. Board of Zoning Ad 1u�tmunt.- March 31, 1971 Page 5 900 sq. f t . of open space in the front yard. It w<i s t lic c sensus of the Board that a variance was not needed for the proposed remodeling. A MOTION WAS MADE 13Y MCFAR),Ai`:I) AND SECONDED BY PALIN TO DENY CONDITIONAL EXCEPTION NO. 71-22 FOR THE REASON: 1. The applicant's request was considered beyond reason for a reduction in the required open space. 2. The applicant has not shown sufficient hardship. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 71-24 Applicant: Harry Snyder To permit a reduction in the required minimum open space to 825 sq. ft. in lieu of the 900 sq. ft. required by the Huntington Beach Ordinance Code. Located on the north side of Rogers Dr., approximately 200 ft. west of Remington Lane, in the RI Single Family Residence District. The Chairman read the request and opened the hearing to the audience. The applicant was not present. There being no comment from the audience, the hearing was closed. Board discussion was held. It was determined that the Board had sufficient information to take action on the request. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO APPROVE CONDITIONAL EXCEPTION NO.71-24 FOR THE FOLLOWING REASON: 1. The applicant has only requested a 75 tq. ft. reduction in the required open space and there is additional open space with a minimum dimension of 18 ft. at another location in the rear yard. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. PLOT PLAN AMENDMENT NO. 71-4 Applicant: Huntington Shorecliffs To permit the construction of a 20 ft. x 30 ft. storage building within an existing mobilehome park in the R5 Office -Professional District. Located on the southwest corner of Frankfort Ave. and Beach Blvd. The Chairman read the request and opened the hearing to the audience. Messrs. Bob McPntosh and Ray Elman, representing the applicant, addressed the Board and explained the request. The Board reviewed the plot plai. There being no further comment, the hearing was closed. Board discussion followed. -5- 3/31/71-BZA Minutes: H.B. Board of Zoning Adjustments March 31, 1971 Page 6 A MOTION WAS HARE, 1�l PA 1,1 N AND SECONDED BY MCFARLAND TO APPROVE PLOT PLAN AMENDMENT N0.7L-4 SUBJECT TO THE FOLLOWING CONDITIONS: 1. The plot plan received March 15, 1971, shall be the approved layout. 2. The applicant shall comply with all conditions of approval for Use Permit No. 69-33a. FOR THE REASON: 1. This proposal will further enhance the property and allow the developer storage area for maintenance material. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. DIVISION OF LAND NO. 71-9 Applicant: Wm. Lyon Development Co., Inc. To permit the division of a legal parcel of land into four separate parcels. In Conjunction With CONDITIONAL EXCEPTION NO. 71-20 Applicant: Wm. Lyon Development Co., Inc. To permit the construction of carports at zero setback within a 150 unit apartment development in the R3 Limited Multiple Family Residence District. In Conjunction With USE PERMIT NO. 71-13 Applicant: Wm. Lvon Development Co.. Inc. To permit the construction of a 150 unit apartment complex on a 5.5 ac. parcel of land in the R3 Limited Multiple Family Residence District. Located on the north side of Holland Dr., 187 ft. east of Beach Blvd. The Chairman read the request. The Acting Secretary advised that the applicant had requested a one -week continuance to allow them time to submit revised plot plans. The hearing was opened to the audience. There being no comment, the hearing was closed. Board discussion was held. A MOTION WAS MADE BY PALIN AND SECONDED BY LOVEJOY TO CONTINUE DIVISION OF LAND NO. 71-9, CONDITIONAL EXCEPTION NO. 71-20 AND USE PERMIT NO. 71-13 TO THE APRIL 7, 1971 MEETING AT THE APPLICANT'S REQUEST. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. USE PERMIT NO. 71-14 Applicant: Architects Associated To permit the construction of a 198 unit apartment development with club pavilion and recreation areas in the R3 Limited Multiple F:umily Residence District. In Conjunction With -6- 3/31/71-BZA Minutes: H.B. Board of Zoning Adjustmei)t- March 31, 1971 Page 7 CONDITIONAL EXCEPTION NO. 71-23 Applicant: Architects Associated To permit carports to t)C C011SLrucI_C O at the side property lines in lieu of the required S ft. side yard setbacks. Located on the south side of San Diego Freeway, approximately 970 ft. east of Beach Blvd. The Chairman read the request and opened the hearing to the audience. Messrs. Robert Coles, architect, and George Putnam, representing the applicant, addressed the Board and gave a presentation of the proposed project. Discussion was held pertaining to carport setbacks, traffic flow through the development, walls, color scheme, etc. The architect explained that all sides of the buildings within the project were taken into consideration so as to be aesthetically pleasing to the surrounding neighbor- hoods. He also stated that they had provided an area for the praking of recreational vehicles so that valuable parking space. - along the streets are not used for this purpose. Mrs. Dohrty, nearby resident, addres ,,J the Board and stated she was concerned about the wall of the carports which would be on their property line. The architect explained that the walls would be constructed so as to direct sound away from the abutting properties, and would be of maintenance free masonry material and in a compatible color. Mr. Leslie Williams, property owner abutting the alley, asked whether it would be a requirement that the developer install a curb along his property line. The Board informed Mr. Williams that a curb would not be a requirement. Mr. Williams also asked if the block wall would be broken. The Board stated that said wall would be entirely of maintenance free masonry material with the exception of wrought iron gates. Mr. Williams then questioned if there would be an entrance from the alley to the complex, drainage, and if construction of the proposed freeway would affect the development. The Board stated that there would not be an entrance from the alley to the complex, that the surface drain- age would continue to flow through the complex and be accepted by that property and that the development would not be affected by the freeway interchange as freeway plans are presently drawn. Mrs. Robert Young, nearby resident, addressed the Board and stated she was opposed to the increase in traffic conjestion this development would create. The Board stated that the area was master planned for a much higher density than is proposed in the development. Discussion was held pertaining to the width of the alley, turning radius into carports on abutting properties from the alley. Mr. Adolph Leer addressed the Board and expressed his concern regarding the setback for the pro- posed carports. He stated that his carports are located too close to the property line to allow garage doors as there is not enough turning area. He stated that he does not wish a wall to be constructed along the west property line of the proposed development as this wall would be constructed along the alley right-of-way line therefore, making turning more difficult. There being no further comment, the hearing was closed. The following requirements oil the Huntington Beach Ordinance Code were discussed with the appli- cant: -7- 3/31/71-BZA Minutes: H.B. Board of Zoning ,ldjusLment6 March 31, 1971 Page 8 1. San Angelo Dr. and La Paz Dr. and a north -south alley shall be dedicated and fully improved to City standards at the time said parcel is developed. Improvements shall include street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. Water supply shall be through the City of Huntington Beach's water system. 3. Sewage disposal shall be through the City of Huntington Beach's sewage system. 4, The water, sewer, and fire hydrant system shall be ap- proved by the Department of Public Works and Fire Depart- ment. 5. All utilities shall be installed underground. 6. Off-street parking facilities shall conform to Article 979. Suggested conditions of approval were reviewed and amended. Discussion was held per- taining to the treatment of streets terminating along the south property line of the proposed development and it was the consensus of the Board that the developer work with the City of Westminster as subject streets are not located in the City of Huntington Beach. The Board recommended that the City Traffic Engineer study traffic ingress and egress at Stark St. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO APPROVE USE PERMIT NO. 71-14 SUBJECT TO THE FOLLOWING CONDITIONS: 1. The plot plan received March 17, 1971 shall be the approved layout. 2. Easements for utilities or walkways shall be provided to Department of Public Works standards. 3. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 4. The property shall participate in the local drainage assessment district providing easements and facilities as required by the Department of Public Works. 5. Soil reports as required by the Building Department and the Department of Public -Works shall be submitted to the City prior to issuance of building permits. E. A masonry wall shall be constructed along the north, south and west property lines. The hei ht of said wall shall be such that the top will be six t6) feet above the highest ground surface within twenty (20) feet of the common property line. 7. There shall be no fence, structure or landscaping construc- ted or maintained over 32 feet high within a 10 ft. by 10 ft. triangular area at the intersection of driveways and streets or within a 25 ft. by 25 ft. triangular area at the inter- section of streets. 8. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 9. All private streets shall meet the minimum standards for apartment developments as adopted by the Planning Com- mission March 9, 1971. 10. The structural street section of all private drives shall be approved by the Department of Public Works. 11. All applicable City Ordinances shall be complied with. -8- 3/31/71 Minutes: H.B. Board of Zoning Ad)ust111enLs March 31, 1971 Page 9 12. Every effort should be made to terminate Teri and Ji,:; Streets in an acceptable manner to the satisfaction of the City of Westminster. The developer is encouraged to participate in this termination and it is hoped that the City of Westminster will be cooperative in this matter. 13. Eighteen (18) inches additional alley right-of-way shall be dedicated and improved on the north -south alley to meet City requirements. 14. The three-story structure located at the southeast corner shall be setback 100 ft. from the property line or shall be two stories in height. ROLL CALL VOTE: AYES: McFarland, Palin, Lovejoy NOES: None THE MOTION CARRIED. A MOTION WAS MADE BY MCFARLAN AND SECONDED BY PALIN TO APPROVE CONDITIONAL EXCEPTION NO.71 SUBJECT TO THE FOLLOWING CONDITION: 1. Carports constructed at zero property line shall be of maintenance free masonry block material and approved by the Board of Zoning Adjustments. FOR THE FOLLOWING REASON: 1. Construction of carports at zero setback eliminates the 5 ft. setback area which creates trash and vandalism and also affords more privacy to abutting property owners. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. MISCELLANEOUS: Conditional Exception No. 70-7 Applicant: C. Michael, Inc. Review of plans for a mobile - home wall and landscaping as required by Section 9242.7 of the Huntington Beach Ordinance Code. The subject property is located between Slater Ave. and Speer St. and 282 ft. west of Beach Blvd. The Board reviewed plot plans for construction and design of the block wall. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO APPROVE THE DESIGN OF PERIMETER WALL WITH MATERIAL TO BE OF EAR'RiY COLORED SLUMPSTONE. ROLL CALL VOTE: AYES: McFarland, Lovejoy, Palin NOES: None THE MOTION CARRIED. USE PERMIT NO. 70-57 - Continued Applicant: McKeon Construction A review as requested by the Planning Commission of a general landscape plan and side and rear elevations within a 148 unit planned residential develop- ment on 9.64 acre parcel of land in the R3 Limited Multiple Family Residence District. The subject property is located 530 ft. west of the centerline of Beach Blvd., betweei, Chrysler and Terry Drives. The Acting Secretary advised that the applicant has requested a continuance to the April 7, 1971 meeting. -9- 3/31/71-BZA Minutes: II.B. Board of Zoning Ad jusLmenLs March 31, 1971 Page 10 A MOTION WAS MADE 1�ti MCFARLAND AND SECONDED BY PALIN TO CONTINUE THE REVIEW OF USE PERMIT NO. 70-57 TO THE APRIL 7, 1971 MEETING AT THE APPLICANT'S REQUEST. ROLL CALL VOTE: AYES: McFarland, Palin, Lovejoy NOES: None THE MOTION CARRIED. THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. vlal�v, James W. Palin Daniel W. McFax-lan-d- Acting Secretary Vice -Chairman -10- 3/31/71-BZA