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HomeMy WebLinkAbout1972-06-28MINUTES HUNTLNGTON BEACH BOARD OF ZONING ADJUSTMENTS Administrative Annex 523 Main Street Huntington Beach, Calif. WEDNESDAY, JUNE 28, 1972 - 1:15 P.M. BOARD MEMBERS PRESENT: McFarland, Spencer, Palin BOARD MEMBERS ABSENT: None AGENDA ITEMS TO BE CONTINUED OR WITHDFAWN: CONDITIONAL EXCEPTION NO. 72-41 - Continued Applicant: Pfeifer Construction Company The subject property is located on the north side of 15th Street, approximately 200 ft. east of Pecan Avenue in the R2 Two Family Residence District. The request is to permit the construction of a single dwelling unit on a 2938 sq. ft. lot with a total open space areas of 490 sq. ft. with a minimum dimension of 11 ft. in accordance wi'h proposed Code Amendment No. 71-23 in lieu of the existing minimum requirement of 900 sq. ft. of total open space with a minimum dimension of 20 ft. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO CONTINUE CONDITIONAL EXCEPTION NO. 72-41 TO SEPTEMBER 27, 1972 TO ALLOW THE PLANNING COMMISSION TO STUDY ZERO ("0") LOT LINE CONSTRUCTION. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 72-42 - Continued Applicant: Pfeifer Construction Company The subject property is located on the north side of 15th Street, approximately 150 ft. east of Acacia Avenue in the R2 Two Family Residence District. The request is to permit the construction of a single dwelling unit on a 2938 sq. ft, lot with a total open space area of 490 sq. ft. with a minimum dimension of 11 ft. in accordance with proposed Code Amendment No. 71-23 in lieu of the existing minimum requirment of 900 sq. ft. of total open space with a minimum dimension of 20ft. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO CONTINUE CONDTIONAL EXCEPTION NO. 72-42 TO SEPTEMBER 27, 1972 TO ALLOW THE PLANNING COMMISSION TO STUDY ZERO ("0") LOT LINE CONSTRUCTION. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 72-43 - Continued Applicant: Pfeifer Construction Company The subject property is located on the north side of 15th Street approximately,150 ft. east of -1- 6/28/72 BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 2 Pecan Avenue in the R2 Two Family Residence District. The request is to permit the con- struction of a single dwelling unit on 2938 sq. ft. lot with a total open space area of 490 sq. ft. with minimum dimension of 11 ft. in accordance with proposed Code Amendment No. 71-23 in lieu of the existing minimum requirements of 900 sq. ft. of total open space with a minimum dimension of 20 ft. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO CONTINUE CONDITIONAL. EXCEPTION NO. 72-43 TO SEPTEMBER 27, 1972 TO ALLOW THE PLANNING COMMISSION TO STUDY ZERO ("0") LOT LINE CONSTRUCTION. ROLL CALL VOTE: AYES: McFarland, Palin, Spencer NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 72-44 - Continued Applicant: Pfeifer Construction Company To permit the construction of a single dwelling unit on a 2938 sq. ft. lot with a total open space area of 490 sq. ft. with a minimum dimension of 11 ft. in accordance with proposed Code Amendment No. 71-23 in lieu of the existing minimum requirement of 900 sq. ft. of total open space with a minimum dimension of 20 ft. The subject property is located on the south side of 19th Street approximately 150 ft. west of Palm Avenue in the R2 Two Family Residence District. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO CONTINUE CONDITIONAL EXCEPTION NO. 72-44 TO SEPTEMBER 27, 1972 TO ALLOW THE PLANNING COMMISSION TO STUDY ZERO ("0") LOT LINE CONSTRUCTION. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. REGULAR AGENDA ITEMS FOR PUBLIC HEARING: CONDITIONAL EXCEPTION NO. 72-40-A Applicant: Mrs. and Mrs. J.P. Blair 20141 Glacier Circle. The subject property is located at The request is to permit the construc- tion of a block wall enclosure 6 ft. in height to within 10 ft. of the front property line in lieu of the minimum front yard requirement of 15 ft. for structures exceeding 42 in. in height in the R1 Single Family Residence District. The hearing was opened to the audience. Mr. Blair, applicant, addressed the Board and discussed his request with the Board. Mr. Palin asked whether Mr. Blair had received any letters from abutting property owners. Mr. Blair indicated he had and they were attached to the plot plan. -2- 6/28/72 - BZA Minute— Board of Zoning Adjustments Wednesday, June 28, 1972 Page 3 There being no other comment, the hearing was closed. Board discussion followed. Mr. Palin noted that if this application: were approved there would be a stipula- tion as to the type of material and height of the wall in the front yard. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY PALIN TO APPROVE CONDITIONAL EXCEPTION NO. 72-40 WITH THE FOLLOWING CONDITIONS: 1. The location and material of the block wall shall be shown on the approved plot plan. 2 The approval of this application shall not set a precedent for any similar application. AND FOR THE FOLLOWING REASONS: 1. Subject lot is of an irregular shape creating a hardship 'and does not interfere with the adjacent lot. 2. No objections have been received from abutting property owners. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. ADMINISTRATIVE REVIEW NO. 72-42 - Continued Applicant: June E. Blair The subject property is located at 307 Main Street. The request is to permit the establishment of a restaurant in an existing vacated structure. It was noted that the applicant had filed a lease agreement with Mr. Henricksen for the required additional five parking spaces at 316 Fifth Street which is within the 300 ft. distance required by the Huntington Beach Ordinance Code. Board discussion followed. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY PALIN TO APPROVE ADMINISTRATIVE REVIEW NO. 72-42 WITH THE FOLLOW- ING CONDITIONS: 1. The applicant shall comply with all applicable City Ordinances. 2. This Administrative Review shall become null and void at the same time as such lease agreement for required parking becomes null and void. ROLI, CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. USE PERMIT NO. 72-38 - Continued Applicant: Signal Landmark, Inc. The subject property is located at the southwest corner. of Adams Avenue and Magnolia Street in the C2 Community Business District. -3- 6/28/72 - BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 4 The request is to permit an abated service station use to reopen. The hearing was opened to the audience. Bill Woods and Wiliam Walkup, re- presenting the applicant, discussed the application and stated that they had filed landscape plan with new and additional planters which would upgrade the appearance of the service station. The Board reviewed the suggested condi- tions of approval with the applicant. It was also noted that the Huntington Beach Ordinance Code required construction of a separation between subje�t property and adjacent residential property. Considerable iscussion on the perimeter wall height and design followed. Additionally, pictures of the subject property were reviewed along with height of the identification sign as designated in Condition No. 10. Mr. Palin indicated that he would like to see the color of the canopy toned down. There being no further comment, the hearing was closed. Board discussion followed. Mr. Palin explained that the Planning Commission was in the process of preparing a code amendment requiring lower identification signs for service stations. Discourse continued on the subject property's identification sign. A MOTION WAS MADE BY MCFARLAND'AND SECONDED BY PALIN TO APPROVE USE PERMIT NO. 72-38 WITH 'THE FOLLOWING CONDITIONS: 1. The plot plan received June 27, 1972 shall be the approved layout. 2. All utilities shall be installed underground. 3. Fire alarm system conduit and appurtenances shall be installed by the developer at locations and to specifications provided by the Fire Department. 4. Off-street parking facilities shall conform to Article 979. 5. Parking compounds shall be screened with a combination of fencing and landscaping. Said plan shall be approved by the Board of Zoning Adjustments. 6. A masonry wall shall be constructed along the west and south property line. The height of said wall shall be such that' the top will be six (6) feet above the highest ground surface within twenty (20) feet of the common property line. Said wall shall be constructed of the same slumpstone material as proposed for abutting R1 subdivision and shall be con- structed at the time the R1 property is developed. 7. No structures, other than those shown on the approved plot plan, shall be constructed within the project. S. Trash area or bin shall be constructed of the same masonry material as used on the main structure. 9. Additional landscaping shall be provided as required by the Service Station Standards and shall be approved by the Department of Public Works. -4- 6/28/72 - BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 5 10. The applicant shall be required to submit a design for a ground identification sign to the Board of Zoning Adjustments for approval. Installation of said sign shall be made within one year from the date of approval of this application. 11. All applicable City Ordinances shall be complied with. 12. All. existing signs on site except the pole sign shall be removed within 30 days. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. CONDITIONAL EXCEPTION NO. 72-54 Applicant: W. Sterling Buck & Assoc. Inc. To permit the construction of 9 units with open space to be provided by areas with a minimum dimension of 7 ft. on the ground floor, and a minimum dimension of"6 ft. on the second floor, as per proposed Code Amendment No. 71-23 in lieu of the existing minimum required dimension of 10 ft. for open space areas. In Conjunction With USE PERMIT NO. 72-39 Applicant: W. Sterling Buck & Assoc. Inc. To permit the construction of a 9 unit apart - ment building. The subject property is located at the southerly corner of 21st Street and Pecan Avenue in the R3 Limited Multiple Family Residence District. The hearing was opened on both applications. Mr. Montgomery and Mr. Bray, representing the applicant, addressed the Board and explained the request. Mr. Palin informed the applicant that the Planning Commission recommended the City Council set a moratorium for 90 days on issuance of building permits for the area west of 17th Street in the Townlot Area to allow time for the Townlot Study to be completed and assessment district formed. The Board discussed the conditions of approval with the applicant. There being no further comment, the hearing was closed. Board discussion followed. A MOTION WAS MADE BY PALIN AND SECONDED BY SPENCER TO APPROVE CONDITIONAL EXCEPTION NO. 72-54 WITH THE FOLLOWING CONDITIONS: 1. The plot plan received June 9, 1972 shall be the approved layout. 2. Pecan Avenue and 21st Street shall be dedicated and fully improved to City standards at the time each parcel is developed. Improvements shall include street trees, street lights, fire hydrants, sewer and water main extensions. -5= 6/28/72 - BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 6 3. heater supply shall be through the City of Huntington Beach's water system. 4. Sewage disposal shall be through the City of Huntington Beach's sewage system. 5. The property shall participate in the local assessment district. 6. 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. 7. All utilities shall be installed underground. 8. Fire alarm system conduit and appurtenances shall be installed by the developer at :locations and to specifications provided by the Fire Departme'nt . 9. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 10. All applicable City Ordinances shall be complied with. 11. A corner cut-off shall be provided at the laundry. ROLL CALL VOTE: AYES: McFarland, Spencer, Patin NOES: None THE MOTION CARRIED. A MOTION WAS MADE BY PALIN AND SECONDED BY MCFARLAND TO APPROVE USE PERMIT NO. 72-39 WITH THE FOLLOWING CONDITIONS: 1. The plot plan received June 9, 1972 shs.11 be the approved layout. 2. Pecan Avenue and 21st Street shall be dedicated and fully improved to City standards at the time each parcel is developed. Improvements shall include street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 3. Water supply shall be through the City of Huntington Beach's water system. 4. Sewage disposal shall be through the City of Huntington Beach's sewage system. 5. The property shall participate in the local assessment district. 6. 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. 7. All utilities shall be installed underground. 8. Fire alarm system conduit and appurtenances shall be installed by the developer at locations and to specifications provided by the Fire Department. 9. No structures, other than those shown on the approved plot plan,.shall be constructed within the project. 10. All applicable City Ordinances shall be complied with. 11. A corner cut-off shall be provided at the laundry. ROLL. CALL VOTE: AYES: McFarland, Spencer, Patin NOES: None THE MOTION CARRIED. -6- 6/28/72 - BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 7 CONDITIONAL EXCEPTION NO. 72-55 Applicant: Southern California Edison Co. The subject property is located on the north side of. Warner Avenue at "B" Street in the R3 Limited Multiple Family Residence District. The request is to permit the remodeling of an existing electrical sub -station including the construction of a wall with a minimum height of 8 ft. and a maximum height of 15 ft. with a variable setback to as close as zero ft. setback in certain areas of the front and exterior side yards in lieu of the requirement that structures exceeding 42 inches in height must be setback a minimum of 10 ft. and cannot exceed 6 ft. in height. The hearing was opened to the audience. Mr. Burbank and Mr. Fuglie, representing the applicant, addressed the Board and explained the request. Discussion followed in regard to the design of the wall surrounding the Edison facility, and Mr. Burbank indicated it would be similar to the Edison facility located on Brookhurst Street. There being no further comment, the hearing was closed. Board discussion followed. A MOTION WAS MADE BY MCFARLAND AND SECONDED -BY PALIN TO APPROVE CONDITIONAL EXCEPTION NO. 72-55 WITH THE FOLLOWING CONDITIONS: 1. The plot plan received June 9, 1972 shall be the approved layout. 2. A landscape plan shall be submitted and approved by the Planning Department and the Department of Public Works. 3. Warner Avenue and "B" Street shall be dedicated and fully improved to the Department of Public Works Standards. AND FOR THE FOLLOWING REASONS: 1. This request allows Edison Company to screen their facility and beautify the area in which it is located. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. USE PERMIT NO. 72-40 ADDlicant: Gerber Products ComDan The subject property is located at the intersection of Education Lane and Yorktown Avenue in the RA Residential Agricultural District. The request is to permit the construc- tion of a private school. The hearing was opened to the audience. -7- 6/28/72 BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 8 Mr. Peterson, representing the applicant, addressed the Board and explained the request. It was noted that a zone change on this property is pending before the City Council. The Board reviewed the conditions of approval with the applicant, and further discussion was held. There being no other comment, the hearing was closed. A MOTION WAS MADE BY PALIN AND SECONDED BY SPENCER TO APPROVE USE PERMIT NO. 72-40 WITH THE FOLLOWING CONDITIONS: 1. The plot plan received June 9, 1972 shall be the approved layout. 2. Yorktown Avenue shall be dedicated and fully improved to City standards at the time said parcel is developed. Improve- ments shall include street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 3. Water supply shall be through the City of Huntington Beach's water system. 4. Sewage disposal shall be through the City of Huntington Beach's sewage system. 5. The water, sewer, and fire hydrant system shall be approved by the Department of Public Works and Fire Department. 6. The property shall participate in the local drainage assessment district at the time each parcel is developed. 7. 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. 8. All utilities shall be installed underground. 9. Off-street parking facilitiQs shall conform to Article 979. 10. Parking compounds shall be screened with a combination of fencing and landscaping. Said plan shall be approved by the Board of Zoning Adjustments incorporating the design and features of that used in the adjacent shopping center. 11. A masonry wall shall be constructed along the north and west property lines. The height of said wall shall be such that the top will be six (6) feet abovq the highest ground surface within twenty (20) feet of the common property line. 12. There shall be no fence, structure or landscaping constructed 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. 13. No structures, other than those :shown on the approved plot plan, shall be constructed within the project. 14. All applicable City Ordinances shall be complied with. -8- 6/28/72 BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 9 15. Elevations shall be reviewed and approved by the Board of Zoning Adjustments. 16. A Division of Land application, separating this parcel from the remaining property held under the same owner- ship, shall be filed with the City, approved and recorded. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. ADMINISTRATIVE REVIEW NO. 72-48 Applicant: Leo Farber The request is to permit the parking of cars for a fee at the subject property located at 201 7th St. There was no one present to represent the applicant. The Board reviewed a memo from the City Administrator regarding parking lots in the downtown area. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY SPENCER TO CONTINUE ADMINISTRATIVE REVIEW NO. 72-48 TO JULY 5, 1972 TO ALLOW FOR A CLARIFICATION OF REQUIREMENTS FOR WEEKEND PARKING. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. ADMINISTRATIVE REVIEW NO. 72-50 Applicant: Don E. Connors The request; is to permit a screen room on a patio located at 10174 Ascot Circle. There was no one present to represent the applicant. It was noted that the City Council has referred Mr. Connors to the City Attorney who in turn referred this type of application to the Board of Zoning Adjustments for a recommendation to the City Council. Mr. Palin indicated the application was incomplete in regard to plans and specifications. It was established that the Board would decline action at this time. ADMINISTRATIVE REVIEW NO. 72-51 Applicant: Huntington Beach Company The subject property is located at the northeasterly corner of Lake Street and Pacific Coast Highway. The request is to permit the continued use of a temporary 300-space parking lot located in a C3 zone. Mr. Jerry Shea, representing the applicant, discussed the application with the Board. -9- 6/28/72 BZA Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 10 The Board again referred to the memo from the City Administrator and reviewed the previaisconditions of approval of -Huntington Beach Company's application, Conditional Exception No. 70-30. A MOTION WAS MADE BY MCFARLAND AND' SECONDED BY SPENCER TO CONTINUE ADMINISTRATIVE REVIEW NO. 72-51 TO JULY 5, 1972 TO ALLOW FOR A CLARIFICATION OF REQUIREMENTS FOR WEEKEND PARKING. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. MISCELLANEOUS: ADMINISTRATIVE REVIEW NO. 72-52 Applicant: Max C. Hoeptner the applicant. There was no one present to represent Reference was made to the City Admini- strator's memo regarding parking lots in the downtown area. A MOTION WAS MADE BY PALIN AND SECONDED BY SPENCER TO CONTINUE ADMINISTRATIVE REVIEW NO. 72-52 TO JULY 5, 1972 TO ALLOW FOR A CLARIFICATION OF REQUIREMENTS FOR WEEKEND PARKING. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. DIVISION OF LAND NO. 72-19 Applicant: Brentwood Savings & Loan Walter Nolac, representing the applicant, presented a revised map and explained the request. Discussion about the vacation of the public right-of-way followed. A MOTION WAS MADE BY MCFARLAND AND SECONDED BY SPENCER TO CONTINUE DIVISION OF LAND NO. 72-19 TO JULY 19, 1972 TO ALLOW TIME FOR A CITY COUNCIL HEARING ON VACATION OF THE PUBLIC RIGHT-OF-WAY. ROLL CALL VOTE: AYES: McFarland, Spencer, Palin NOES: None THE MOTION CARRIED. PLOT PLAN AMENDMENT NO. 71-2 Applicant: Shields Development Company Mr. Fred Jefferson, representing the applicant reviewed the material, architecture, and height of the block wall. It was the consensus of the Board that one more four inch course on the existing block wall would be acceptable as a separation wall between subject development and property to the north if the structural design could be worked out. It was further noted that the design and height would be reviewed by the Building Department. -10- 6/28/72 BZA ". !7 Minutes: Board of Zoning Adjustments Wednesday, June 28, 1972 Page 11 DISCUSSION: The Assistant City Administrator, Mr. Brander Castle, asked the Board to evaluate a pony ride, of the southeast corner of Talbert Avenue and Goldenwest Street, in regard to parking and location and to submit a recommendation to the City Council. The Board reviewed the proposed lease of city property. The areas of concern expressed by the Board were traffic control, off-street parking, dust and trash control. The Public Works Department reported that Talbert Avenue will soon be closed to all -traffic from Goldenwest Street to Gothard 'Street due to construction of the new library facility. The street closure would restrict access to this parcel to Goldenwest only and would undoubtedly create a traffic hazard due to the high speed and volume of cars on the street. In addition, the hill on Goldenwest Street in this area would add to the hazard due to the obstructed line of sight. In view of these concerns the Board recommends denial of the use on this site. However, should the City Council conclude that the use should be allowed the following conditions of approval are recommended: 1. Adequate off-street parking shall be provided on the site. 2. Measures to control dust and trash shall be utilized by the operator. The Building Department shall review the operation to insure that these measures are maintained. 3. The Traffic Engineer and the Police Department shall review the vehicular access to the property and impose requirements as deemed necessary. 4. A precise plot plan delineating the use and parking areas shall be approved by the Board of Zoning Adjustments. S. An appropriate time limit should be imposed. The Board also expressed a desire that future uses of this type should be reviewed by them to make recommendations or impose conditions to insure adequate control over the areas of concern of the city. THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. James W. Palin Acting Secretary W � c Daniel W. McFarland Chairman -11- 6/28/72 BZA