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HomeMy WebLinkAbout1974-04-10MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Civic Center 2000 Main Street Huntington Beach, Calif. WEDNESDAY, APRIL 10, 1974 - 1:15 P.M. BOARD MEMBERS PRESENT: Eadie, Ford, Gerarden BOARD MEMBERS ABSENT: None OTHER CITY DEPARTMENT MEMBERS Captain Hosmer REPRESENTED Fire Department AGENDA ITEMS CONTINUED OR WITHDRAWN: DIVISION OF LAND NO. 74-8 Applicant: Charles A. Johnson To permit a division of one parcel of land into four parcels pursuant to S.9811.3 of the Huntington Beach Ordinance Code located on the south side of Slater Avenue, approximately 130 ft, east of Nichols Lane in an M-1, light industrial district. The Chairman informed the )ard that the Environmental Review Board has delayed action on Exemption Declaration No. 74-39 and proposed an indefinite continuation to allow applicant to meet environmental concerns. ON MOTION BY EADIE AND SECOND BY FORD DIVISION OF LAND NO. 74-8 WAS CONTINUED INDEFINITELY BY THE FOLLOWING VOTE: AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None REGULAR AGENDA ITEMS: DIVISION OF LAND NO. 74-6 (Cont. from 3/13/74) Applicant: Robert R. Potter To permit the division of one parcel into two parcels pursuant to S.9811.3 of the Huntington Beach Ordinance Code located on the east side of Beach Blvd., approximately 135 ft. north of Constantine Drive in a C-4, highway commercial district. Mr. Potter, the applicant, was present. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 2 The Chairman informed the Board that Exemption Declaration No. 74-35.has not been approved by the Environmental Review Board. He further informed he Board that the applicant wished to file a zone change and proposed a withdrawal of this application at this time. Applicant concurred with withdrawal. ON MOTION BY FORD AND SECOND BY EADIE, DIVISION OF LAND NO. 74-6 WAS WITHDRAWN BY THE FOLLOWING VOTE: AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 74-23 (Cont. from 4/3/74) Applicant: I.C.R. Corporation To permit a wholesale lumber distribution yard, mill remanufacturing facility and corporate offices pursuant to 5.9511 of the Huntington Beach Ordinance Code located on the west side of Redondo Circle, approximately 640 ft. south of Talbert in an M1-A restricted manu- facturing district. Mr. James M. Thompson, the applicant, and Mrs. Thompson, were present. The Chairman informed the Bc,rd that the Environmental Review Board granted Exemption Declaration No. 74-23 April 9, 1974 with the following additional information: The Board offers the following recommendations to enhance the project: 1. Landscaping shall be provided (minimum width to be 4 ft.) along the south property line adjacent to the R-1 residential, to assist in attenuation of noise. 2. The hours of operation shall be limited to the hours from 7 A.M. to 6 P.M. 3. The first tier of lumber to be stacked along the south property line shall be restricted to a maximum of two bundles in height. 4. The maximum L sound pressure level shall not exceed 55 dBA, regis Bred upon the residential side of the property line to the south (on the residential side of the fence). 5. The motor blower shall be located above the gable end of the mill building, to assist in the attenuation of noise generated from that source. 6. Dust bin noise shall be reduced by covering the motor and placing a muffler on the air intake. 1 Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 3 7. Smaller gasoline -powered fork lifts shall be used wh,-,i work is being performed in the back portion of the site. S. Activi_y near the back portion (near the residential locations) of the mill facility shall be minimized. 9. The back portion of the proposed site shall be utilized for the long-term storage of lumber stacks, to aid in buffering the operation from the adjacent residential area. 10. If at the time of submittal of grading plans it is deter- mined that the finished grade will exceed 1 ft. above established grades in the area, 45 feet of landscaping shall be provided for buffering. The Board discussed and amended the recommendations of the Environmental Review Board. These recommendations were incorporated into the conditions of approval. The Chairman indicated disagreement with Condition B-5 (listed in conditions of approval below) and wished to enter it as a minority opinion in the minute action. It was his opinion that if, after the submittal of grading plans, it was deter- mined that the finished grade exceeded one foot above established grades in the area that prior to the issuance of Building permits the Board should revi w the conditions of approval regarding buffering of the use Lrom the residential property to the south of Taylor Drive. As a suggestion,.the Chairman recommended that if this condition occurs, the Environmental Review Board be employed to offer recommendations to mitigate any adverse environ- mental impacts that would be created by this situation. The Chairman further indicated that as an Environmental Review Board member, he had investigated and commented on the project as proposed and that questions regarding the finished elevations were not addressed at that level. ON MOTION BY GERARDEN AND SECOND BY FORD`THE BOARD OF ZONING ADJUSTMENTS ADOPTED THE RECOMMENDATIONS OF THE ENVIRONMENTAL REVIEW BOARD AS AMENDED. AYES: Ford, Gerarden NOES: Eadie ABSENT: None The Board discussed plans with the applicant. It was noted that the proposal is substantially short of landscaping and also of parking. Captain Hosmer, of the Fire Department, was present and discussed ingress and egress for emergency vehicles. He proposed another driveway off of Taylor. Conditions of approval were discussed in addition to the desires of the Fire Department for access to the project from Taylor Dr. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 P--re 4 ON MOTION BY GERARDEN AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 74-23 WAS APPROV'D WITH THE FOLLOWING CONDITIONS AS OUTLINED BY TIIE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised plot plan received April 8, 1974 shall be the approved layout as amended. 2. A revised Plot Plan shall be submitted to the Board of Zoning Adjustments for approval action. Said plan shall incorporate the following amendments: a. The developer shall install a 14 ft. solid gate at the southeasterly portion of the property fronting on Taylor Drive. For emergency access a rolled curb shall be installed in front of said gate and decorative turf block shall be incorporated between the curb and the gate. Said access shall be for emergency purpose only. The arrangement and construction of the subject access shall be approved by the Fire Marshal. b. Deficiencies in parking and landscaping shall be revised on the Plot Plan to comply with Ordinance Code requirements. 3. Redondo Drive and Taylor Street right-of-way shall be dedicated to City standards at the time each parcel is developed. 4. Revised elevations of the proposed plan and wall plan shall be submitted to the Board of Zoning Adjustments for review and approval action. 5. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 6. Soil and compaction reports as required by the Building Department and the Department of Public Works shall be submitted and approved by the City. 7. Plans depicting the fire protection systems including automatic sprinkler systems, fire hydrants, fire alarms and any required fire protection device shall be approved by the Fire and Public Works Departments. B. The following plans shall be submitted to the Board of Zoning Adjustments for review and approval. a. Landscaping and irrigation plan. Comments: All plans to be submitted to Planning Department with application provided. The Board indicated that they will be anticipating a landscape plan indicating placement of potential high growing trees along Taylor Drive to help screen the subject property from the residential area. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 5 9. Easements for utilities or walkways shall be provided to Department of Public Works standards. B. TO BE COki'LETED PRIOR TO FINAL INSPECTION: 1. Redondo and Taylor shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. An 8 ft. high decorative masonry wall shall be constructed along the south property line. 5. There shall be no fence, structure or landscaping constructed or maintained over 3 1/2 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. 6. Lighting system shall be shielded to reflect away from adjoining properties and streets. 7. Water supply shall be through the City of Huntington Beach's wate. supply system. 8. Sewage disposal shall be through the City of Huntington Beach's sewage system. 9. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works) 10. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 11. The sewer system shall be approved by the Department of Public Works and Fire Department. 12. All applicable City Ordinances shall be complied with. GENERAL: 1. All signs for the proposed development shall be submitted to the Board of Zoning Adjustments for approval. The Board of Zoning Adjustments encourages signs which reflect a common theme with respect to design materials and colors which are compatible with the architectural theme of the proposed project. Signs shall be limited to wall signs or a monument sign. No advertising exposure on Taylor shall occur. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Par 6 2. All required fire hydrants shall be installed, accessible and operable prio, to the construction of any permanent structure. 3. Landscaping shall be provided along the 116 ft. southwesterly property line adjacent to the R-1 residential (minimum width to be 4 feet) to assist in attenuation of,noise. 4. The loading and unloading of lumber may commence within the north easterly one quarter of the property between 6 A.M. and 7 P.M. Said operation shall be reviewed after 6 months of operation. 5. The first tier of lumber to be stacked along the south property line shall be restricted to a maximum of 8 ft. in height. 6. The maximum L1 0 sound pressure level shall not exceed 55 dBA, registered upon the residential side of the property line to the south (on the residential side of the fence). 7. The motor blower shall be located above the gable end of the mill building, to assist in the attenuation of noise generated from that source. 8. Dust bin noise shall be reduced by covering the motor and placing a muffler on `he air intake. 9. Activity near the back portion (near the residential locations) shall be minimized. 10. The back portion of the proposed site shall be utilized for the long-term storage of lumber stacks, to aid in buffering the operation from the adjacent residential area. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None USE PERMIT NO. 73-88 (Cont. from 4/3/74) Applicant: Guy W. Gardner To permit the construction of a 12 unit apartment building pursuant to 5.9162.3.1 of the Huntington Beach Ordinance Code located on the southeast corner of Huntington Avenue and 17th Street in an R-2, medium density residential district. IN CONJUNCTION WITH: CONDITIONAL EXCEPTION NO. 74-66 (Cont. from 4/3/74) Applicant: Guy W. Gardner To permit a zero rear yard setback for carports in the construction of a proposed 12 unit apartment complex in lieu of S.9163.3 of the Huntington Beach Ordinance Code located on the southeast corner of Huntington Avenue and 17th Street in an R-2, medium density residential district. 1 'J Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 7 Mr. Guy Gardner, the applicant, was present. The Chairman informed the Board that the Environmental Review Board granted Exemption Declaration No. 73-231 February 26, 1974 with the following additional information: The Board offers the following recommendations to alleviate the cumulative adverse effects of successive projects of this nature: 1. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 3. Natural gas outlets shall be stubbed in at the locations of clothes dryers, cooking facilities, water heaters, and central heating nits to alleviate the possible drain on any one energy source. 4. The Board recommends that the Board of Zoning Adjustments pursue eliminating the northerly drive, moving the northerly tier of units north on the plot plan, to add open space and to eliminate a driveway that could create traffic problems at the intersection of Huntington and 17th Streets. ON MOTION BY EADIE AND SECOND BY FORD THE BOARD OF ZONING ADJUSTMENTS ADOPTED THE RECOMMENDATIONS OF THE ENVIRONMENTAL REVIEW BOARD AS AMENDED. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None The Chairman opened the public hearing. Board discussed Use Permit No. 73-88 with the applicant. The Chairman pointed out to the applicant that garages are required in the R-2, district. Open space, the use of concrete bumpers at parking locations, and the location of fire hydrants were discussed. The Board discussed closure of all pedestrian access on private patios from all drives. Minutes: H.B. Board of Zoning Adjustments We esday, April 10, 1974 Pay- 8 Conditional Exception. No. 73-66 was discussed. It was noted that the conditional exception was filed to permit a zero rear yard setback for carports. It was the consensus of the Board that the proposed consolidated apartment standards code amendment would allow a "0" foot property line construction for garages. As"there were no parties present to speak in favor or opposition to Use Permit No. 73-88 and Conditional Exception No. 73-66, the Chairman closed the public hearing. Board discussion followed. Conditions of approval and reasons for approval were discussed. ON MOTION BY EADIE AND SECOND BY FORD USE PERMIT NO. 73-88 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED AND WITH THE FOLLOWING FINDINGS BY THE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised plot plan received 4/9/74 shall be the approved layout as amended. 2. A revised plot plan mall be submitted to the Planning Department for approval action. Said plan shall incorporate the following amendments: a. Closure of all pedestrian access on private patios from either drive. b. Refer to Condition 5-4 regarding the site distance requirement which was not shown on the approved plot plan. 3. 17th Street, and Huntington right-of-way shall be dedicated to City standards at the time each parcel is developed. 4. Elevations of the proposed plan received 12/4/73 shall be the approved elevations. 5. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 6. Soil and compaction reports as required by the Building Department and the Department of Public Works shall be sub- mitted and approved by the City. 7. Plans depicting the fire protection systems including automatic sprinkler systems, fire hydrants, fire alarms and any required fire protection device shall be approved by the Fire and Public Works Departments. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 9 8. Easemento for utilities or walkways shall be provided to Department of Public Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Huntington and 17th Street shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. There shall be no fence, structure or landscaping constructed or maintained over 3 1/2 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. 5. Water supply shall be through the City of Huntington Beach's water supply system. 6. Sewage disposal hall be through the City of Huntington Beach's sewage system. 7. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works) 8. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 9. The sewer system shall be approved by the Department of Public Works and Fire Department. 10. All applicable City Ordinances shall be complied with. GENERAL: 1. All signs for the Proposed Development shall be submitted to the Board of Zoning Adjustments for approval. The Board of Zoning Adjustments encourages signs which reflect a common theme with respect to design materials and colors which are compatible with the architectural theme of the proposed project. 2. All required fire hydrants shall be installed, accessible and operable prior to the construction of any permanent structure using combustible material. Minutes: H.B. Board of Zoning Adjustments % nesday, April 10, 1974 Page 10 3. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. 4. Building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 5. The developer shall be required at the time of construction to stub out for both electrical and natural gas at the location of clothes dryers, and to stub out for natural gas only at the locations of cooking facilities, water heating units, and central heating units. 6. For the applicants information, garages are required in the R-2 district and shall be shown on the building drawings. FINDINGS: The establishment, maintenance and operation of the use will not be detrimental to: 1. The general welfare of persons residing or working in the vicinity. 2. Injurious to property and improvements to the vicinity of such use or building. 3. That the granting of a Use Permit will not adversely affect the Master Plan of the City of Huntington Beach. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None ON MOTION BY EADIE AND SECOND BY GERARDEN CONDITIONAL EXCEPTION NO. 73-66 WAS APPROVED FOR THE FOLLOWING REASONS AND WITH THE FOLLOWING FINDINGS BY THE FOLLOWING VOTE: REASONS FOR APPROVAL: 1. The proposed consolidated apartment standards Code Amendment would allow "0" ft. property line construction for garages. 2. The 5 ft. setback for this area does not serve a useful purpose and will create a trash collection area as demonstrated in the field on previous projects. 1 Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 11 FINDINGS: 1. The granting of a Conditional Exception will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. 3. The granting of a Conditional Exception is necessary to preserve the enjoyment of one or more substantial property rights. 4. The granting of a Conditional Exception will not adversely affect the Master Plan of the City of Huntington Beach. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None ADMINISTRATIVE REVIEW ). 74-29 (Cont. from 4/3/74) Applicant: Donald V. Barker To permit the construction of an industrial building pursuant to S.9530 of the Huntington Beach Ordinance Code located on the northeast corner of Palmdale Avenue and Cedar Street in an Ml, light industrial district. The applicant was not present. The Chairman informed the Board that this application was exempt from Environmental Review Board review by a former Exemption Declaration No. 72-17 granted November 29, 1972 by the Environmental Review Board. Mr. Ford proposed a continuance of this application for one week to allow further interpretation by the Department of Public Works regarding right-of-way and also to allow the ap- plicant to be present at the hearing. ON MOTION BY FORD AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 74-29 WAS CONTINUED TO APRIL 17, 1974 BY THE FOLLOWING VOTE: AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None T Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 PE 12 CONDITIONAL EXCEPTION NO. 74-17 Applicant: Dolfin P-,ols To permit a six foot high wall in the front yard setback in lieu of S.9104 (b) of the Huntington Beach Ordinance Code located on the west side of Cape May Lane adjacent to Stonington Circle in an R-1, low density residential district. Mr. & Mrs. James Mago, the applicants, were present. The Chairman informed the Board that this application is a categorical exemption, class 5, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Several neighbors of the applicant were present and stated their opposition to a block wall that may not be aeshetically pleasing to the neighborhood. The neighbors present were Mrs. Claudia Casey of 21292 Wood Island Lane, Mrs. Kathy Donna of 22092 Wood Island Lane, Mrs. Brenda Daily of 22072 Wood Island Lane, Mrs. Pat White of 22112 Cape May Lane, and Mrs. Martha Malterre of 22092 Cape May L ie. Mr. Mago outlined his proposal to the Board and to the neighbors present. He proposed to block off a section off of the back yard in order to put in a swimming pool. The landscaping of the front of the proposed wall was dis- cussed. It was the consensus of the neighbors present that greenery along such a wall would enhance the neighborhood. The applicant presented his hardship as being in the.nature of an odd shaped lot which he wishes to use at its full potential. As there were no further parties present to speak in favor or opposition to Conditional Exception No. 74-17, the Chairman closed the public hearing. ON MOTION BY GERARDEN AND SECOND BY EADIE CONDITIONAL EXCEPTION NO. 74-17 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED, REASONS, AND FINDINGS BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. Prior to the issuance of building permits, the 6 ft. high masonry wall shall be subject to review and approval by the Planning Department with respect to the following: a. Placement of the wall along Cape May Lane property line shall include offsets for planting. Minimum width of 3'-0". Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 13 b. The wall constructed along the Cape May Lane side shall extend to the northeast corner of the property. c. The area set out for planting between the wall and the Cape May Lane property line shall receive sprinklers. d. The wall shall be constructed of decorative masonry material. The wall plan shall be subject to the approval of the Planning Department. e. The size, location and species of plants along Cape May Lane shall be approved by the Planning Department and Department of Public Works. REASONS FOR APPROVAL: 1. The triangular shape of this lot presents a unique pattern placing the normal rear yard area at the front and side of the property. 2. The occupant would be deprived of the normal privacy of yard afforded to a standard lot if this Conditional Exception were not granted. 3. The erection of the wall in conformance with conditions imposed will provide a Lfe and harmonious plan compatible with the neighborhood. FINDINGS: 1. The granting of this conditional exception will not constitute a grant of special privilege inconsistent upon other properties in the vicinity under identical zone and circumstances. 2. The shape of this property preempts normal use of property in its ability to provide private open space area. 3. The granting of this conditional exception will not adversely affect the City's master plan nor policy plan. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 74-32 Applicant: David L. Edwards, A.I.A. To permit the construction of a 154 unit motel pursuant to S.9471.1 of the Huntington Beach Ordinance Code located on the east side of Beach Blvd., approximately 290 ft. north of Yorktown Avenue in a C-4, highway commercial district. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 age 14 Mr. David Edwards, Architect and applicant, Mr. Dick Bowen, and Mr. Roy Harre. of Statewide Motels, were present. The Chairman informed the Board that the Environmental Review Board granted Exemption Declaration No. 74-36 April 9, 1974 with the following additional information: No environmental impact report has been prepared for this project, and the Negative Declaration issued for the project has been properly posted in the office of the City Clerk. Additional Information: The Board offers the following recommendations to mitigate the cumulative effect of successive construction projects of this nature: 1. Consideration by the BZA and the applicant of placement of driveways to take advantage if possible of the southbound median break. 2. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditionin, is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. The Board concurs with applicant's plans to use Elasticell insulation in the ceilings of the first floor units. 3. All building spoils, such as unusable lumber, wire, pipe and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 4. Natural gas outlets shall be stubbed in at the locations of clothes dryers, cooking facilities, water heaters, and central heating units to alleviate the possible drain on any one energy source. 5. Double -paned windows shall be installed within the six units facing onto Beach Boulevard. 6. A soils engineer shall be engaged to indicate the G-factor due to earth movement for this location. 7. A structural engineer shall be engaged to compile calculations for footings and structural members of the facility to withstand these G-factors. The Board discussed and amended the recommendations of the Environmental Review Board. These recommendations were incorporated into the conditions of approval. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 15 ON MOTION BY GERARDEN AND SECOND BY FORD THE BOARD OF ZONING ADJUSTM',NTS ADOPTED THE RECOMMENDATIONS OF THE ENVIRONMENTAL REVIEW BOARD AS AMENDED. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None Board discussed plans with the applicant and representatives. Landscaping and trash bin location was discussed. The utilization of an existing sign and location of signs were discussed. Emergency vehicle ingress and egress was discussed. Conditions of approval were discussed. ON MOTION BY FORD AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 74-32 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED BY THE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan received March 14, 1974 shall be the approved layout as amended and shall comply with the following: a. Concrete bumpers to be placed on each parking stall pursuant to Article 979 of the Huntington Beach Ordinance Code. b. Concrete curbing to retain landscaping pursuant to Article 979 of the Huntington Beach Ordinance Code. c. Requirement at corner cut off as outlined in Condition B-5. d. Landscaping of 6% of the total site pursuant to ,Article 979 of the Huntington Beach Ordinance Code :;,shall be complied with. e.- Trash location shall be constructed on three sides by 6 ft. masonry wall and the opening shall be screened by a solid gate. 2. Beach Boulevard right-of-way shall be dedicated to the City and State standards at the time each parcel is developed. 3. Elevations of the proposed plan shall be submitted to the•Board of Zoning Adjustments for review and approval action. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 ge 16 4. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 5. Soil and compaction reports as required by the Building Department and the Department of Public Works shall be submitted and approved by the City. 6. Plans depicting the fire protection systems including automatic sprinkler systems, fire hydrants, fire alarms and any required fire protection device shall be approved by the Fire and Public Works Departments. 7. The following plans shall be submitted to the Planning Department for review and approval; a. Landscaping and irrigation plan b. Rooftop mechanical equipment screening plan c. Wall or fencing plan Comments: All plans to be submitted to Planning Department when Appearance Review Application is submitted. 8. Easements for utilities or walkways shall be provided to Department of Publ:^ Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Beach Boulevard shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. A masonry wall shall be constructed along the rear 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. 5. There shall be no fence, structure or landscaping constructed or maintained over 3 1/2 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. 6. Water supply shall be through the City of Huntington Beach's water supply system. 7. Sewage disposal shall be through the City of Huntington Beach's sewage system. 8. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works) Minutes: H.B. Boara or zoning najusunent-s Wednesday, April 10, 1974 Page 17 9. No structures, other than those shown on the approv plot plan, shall be constructed within the project. 10. The sewer system shall be approved by the Department of Public Works and Fire Department. 11. All applicable City Ordinances shall be complied with. GENERAL: 1. All signs for the proposed development shall be submitted to the Board of Zoning Adjustments for approval. The Board of Zoning Adjustments encourages signs which reflect a common theme with respect to design materials and colors which are compatible with the architectural theme of the proposed project. 2. All required fire hydrants shall be installed, accessible and operable prior to the construction of any permanent structure using combustible material. 3. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. The Board concurs with pplicant's plans to use Elasticell in- sulation in the ceilings of the first floor units. 4. 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. 5. Natural gas and electrical outlets shall be stubbed in at the locations of clothes dryers, cooking facilities, water heaters, and central heating units to alleviate the possible drain on any one energy source. 6. Double -paned windows shall be installed within the six units facing onto Beach Boulevard. 7. A soils engineer shall be engaged to indicate,'the G-factor due to earth movement for this location. 8. A structural engineer shall be engaged to complile calculations for footings and structural members of the facility to withstand these G-factors. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 18 CONDITIONAL EXCEPTION NO. 74-18 Applicant: Teresa Doniger To permit the encroachment of a yard setback in lieu of S.9104 Code located on the north side 65 ft. north of Davenport in an district. 6 ft. high wall into the front of the Huntington Beach Ordinance of Edgewater Lane, approximately R-1, low density residential Mrs. Doniger, the applicant, was present. The Chairman informed the Board that this application is a categorical exemption, class 5, California Environmental Quality Act, 1970. The Chairman opened the Public Hearing. Mrs. Doniger outlined her proposal to the Board and presented several letters from neighbors stating their support for her proposal. A letter from Mr. & Mrs. Robert Knowles indicated that this proposal should enhance the area. A .letter from Rober Heisler gave his permission for the construction of a wall near their property line. Mrs. Doniger further explained that a great majority of homes in her neighborhood had simil-r requests granted and she felt that it would enhance her proljrty. She further explained that a vast amount of beach parking existed in the summertime in front of their house, and the proposed wall would insure them more privacy. It was the feeling of the Chairman that the applicant had failed to demonstrate a justifiable hardship and further went on to define "hardship" as by a state mandate. Mr. Ford felt that this type of wall is quite common in that area, and further felt that the applicant was being deprived of utilization of their front yard area. As there were no further parties present to speak in favor or opposition to Conditional Exception No. 74-18, the Chairman closed the public hearing. Board discussion followed. '< A MOTION WAS MADE BY FORD TO APPROVE CONDITIONAL EXCEPTION NO. 74-18. MOTION DIED FOR LACK OF SECOND. ON MOTION BY GERARDEN AND SECOND BY EADIE CONDITIONAL EXCEPTION NO. 74-18 WAS DENIED FOR THE FOLLOWING REASONS AND WITH THE FOLLOWING FINDINGS BY THE FOLLOWING VOTE: Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 19 REASONS FOR DENIAL: 1. The property size, shape, topography and available yard areas do not pre-empt normal use within the scope of the ordinance code. FINDINGS: 1. The granting of this conditional exception would constitute the grant of special privilege inconsistent upon other properties within the vicinity under identical zone classification and lot pattern. 2. The applicant has failed to demonstrate a justifiable hardship. AYES: Eadie, Gerarden NOES: Ford ABSENT: None ADMINISTRATIVE REVIEW NO. 74-35 Applicant: John D. King To permit the construc ion of a 4 unit apartment building pursuant to 5.9201.2 0.L the Huntington Beach Ordinance Code located on the west side of 20th Street, approximately 50 ft. south of Orange Avenue.in an R-3, medium high density residential district. Mr. John King, the applicant, was present. The Chairman informed the Board that this application is a categorical exemption, class 3, California Environmental Quality Act, 1970. The applicant outlined;his proposal to the Board. A plan check revealed that the proposal meets ordinance code re- quirements. Conditions of approval were discussed. ON MOTION BY,FORD AND SECOND BY GERARDEN ADMINISTRATIVE REVIEW NO. 74-35 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED BY THE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan received March 27, 1974 shall be the approved layout. 2. 20th Street and alley right-of-way shall be dedicated to City standards at the time each parcel is developed. 3. Elevations of the proposed plan received March 27, 1974 shall be the approved elevations. 1 Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 20 4. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 5. Soil and compaction reports as required by the Building Department and the Department of Public Works shall be submitted and approved by the City. 6. Plans depicting the fire protection systems including automatic sprinkler systems, fire hydrants, fire alarms and any required fire protection device shall be approved by the Fire and Public Works Departments. 7. Easements for utilities or walkways shall be provided to Department of Public Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. 20th and Alley shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. Water supply shall be through the City of Huntington Beach's water supply system. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system. 6. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works) 7. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 8. The sewer system shall be approved by the Department of Public Works and Fire Department. 9. All applicable City Ordinances shall be complied with. GENERAL: 1. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facilities equipped to handle them. -Minutes: - = H: $:` Board `of -, Zoning "m3ustments `-,Wednesday; April 10, 1974 `gage 21 3.' "The' developer shall - be "required"at--the time of constructio to stul out for both electrical and natural gas at the location" of clothes' dryers; ;and'. -to' -stub -out -for natural gas only at', -the` location's:of`'cooking' facilities, water heating units, and central' -heating units. AYES Eadie, Ford, Ge'rarden' ' NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 74-36 Applicant: John D. King To permit"the construction of'a 4 unit'apartment building pursuant to 5.9231.6 of the Huntington Beach Ordinance Code located on the east side'of 20th Street, 100'ft. north,of•Walnut,Avenue in an R-4, high" density residential district'.' Mr. John D. King, the applicant, was present. The Chairman informed the Board that this.application is a categorical exemption, class 3, California'Environmental Quality Act 1970. The applicant'outlineL his proposal to the Board. Board discussed plans with applicant. A plan check revealed that the proposal meets ordinance code requirements:'' ' ON MOTION BY FORD AND SECOND_ BY GERARDEN ADMINISTRATIVE REVIEW NO. 74-36 WAS APPROVED WITH THE FOLLOWING'CONDITIONS'AS OUTLINED BY THE FOLLOWING VOTE: " A. TO BE COMPLETED PRIOR 'TO 'ISSUANCE 'OF' -BUILDING PERMITS: 1. The plot plan received March 27, 1974 shall be the approved ' layout-. 2." 20th Street and alley right-of-way shall be dedicated to City standards at the time each 'parcel is -developed. 3. Elevations of the proposed plan received March 27, 1974 shall be the approved elevations. All b.Uildings -ori'lots'.abutiing• a`'City�''easment shall be back five (5)' `feet' from `th'e ':ddge''of such easement. 5 .` Soil'and' compaction' reports` as' required �by tth'e Building Deprtment' and `the' Dcpartiiient of 'Public Works shall be submitted and apro3 , ved by the y City. 1 . All bullclang seal S , S � fl url sab C lumber, wire, pipe, and of 6 �t 11? �FSrI$ rdep'cgi�n .tie �t�ir,e `rdt'eioilstemlric']�fdirig 'autahiaf'ic Li'*d'ra'i�iff, fire alarms and any required fire protection device shall be approved by the Fire and Public Works Departments. Fil r 1 Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Pag 22 7. Easements for utilities or walkways shall be provided to Department of eublic Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. 20th Street and Alley shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. Water supply shall be through the City of Huntington Beach's water supply system. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system. 6. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works.) 7. No structures, other than those shown on the approved plot plan, shall be constructed within the project. S. The sewer system shall be approved by the Department of Public Works and Fire Department. 9. All applicable City Ordinances shall be complied with. GENERAL: 1. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minimum of R-7. 2. 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. 3. The developer shall be required at the time of construction to stub out for both electrical and natural gas at the location of clothes dryers, and to stub out for natural gas only at the locations of cooking facilities, water heating units, and central heating units. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 23 ADMINISTRATIVE REVIEW NO. 74-37 Applicant: Lynn & Kathy Ericksen To permit the construction of a two unit apartment building pursuant to S.9161.2 of the Huntington Beach Ordinance Code located on the west side of 16th Street, approximately 50 ft. north of Acacia in an R-2, medium density residential district. Mr. & Mrs. Ericksen, the applicants, were present. The applicants outlined their proposal to the Board. Dedication of right-of-way along the alley was discussed. A plan check revealed the plans to be within ordinance code requirements. Conditions of approval were discussed. ON MOTION BY GERARDEN AND SECOND BY FORD ADMINISTRATIVE REVIEW NO. 74-37 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED BY THE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised plc plan received March 27, 1974 shall be the approved layout. 2. 16th Street and alley right-of-way shall be dedicated to City standards at the time each parcel is developed. 3. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 4. Soil and compaction reprots as required by the Building Department and the Department of Public Works shall be submitted and approved by the City. 5. Easements for utilities or walkways shall be provided to Department of Public Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. 16th Street and alley shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. All utilities shall be installed underground. 3. Off-street parking facilities shall conform to Article 979. 4. Water supply shall be through the City of Huntington Beach' water supply system. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 24 5. Sewage disposal shall be through the City of Huntington Beach's se*.•edge system. 6. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works). 7. No structures, other than those shown on the approved plot plan, shall be constructed within the project. 8. The sewer system shall be approved by the Department of Public Works and Fire Department. 9. All applicable City Ordinances shall be complied with. GENERAL: 1. If the developer proposes to provide air conditioning, the insulation in the ceilings shall be a minimum of R-19 and that in the exterior walls shall be a minimum of R-11; if no air conditioning is to be provided, the insulation in the exterior ceilings shall be a minimum of R-13 and that in the exterior walls shall be a minumum of R-7. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus c unusable material, shall be disposed of at an off -site facility equipped to handle them. 3. The developer shall be required at the time of construction to stub out for both electrical and natural gas at the location of clothes dryers, and to stub out for natural gas only at the locations of cooking facilities, water heating units, and central heating units. AYES: Eadie, Gerarden, Ford NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 74-19 Applicant: James Montgomery To permit a 4 ft. encroachment into the required 10 ft. exterior side yard setback in lieu of S.9203.2.2 of the Huntington Beach Ordinance Code located on the southeast corner of Sims Street and Milo Drive in an R-3, medium high density residential district. Mr. James Montgomery, the applicant, was present. The Chairman informed the Board that this application is a categorical exemption, class.5, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Minutes: H.B. Board of Zoning.Adjustments Wednesday, April 10, 1974 Page 25 The applicant o».tlined his proposal to the Board. He stated that a hardship had been created due to the necessity of dedication of right-of-way. It was pointed out to the applicant.that he must relocate the proposed garages to meet ordinance code requirements. As there were no parties present to speak in favor or opposition to Conditional Exception No. 74-19, the Chairman closed the public hearing. Reasons for approval and findings were discussed. ON MOTION BY GERARDEN AND SECOND BY FORD CONDITIONAL EXCEPTION NO. 74-19 WAS APPROVED FOR THE FOLLOWING REASONS AND WITH THE FOLLOWING FINDINGS BY THE FOLLOWING VOTE: REASONS FOR APPROVAL: 1. The conditional exception filing was made necessary due to required dedication and improvement of Milo Street. The existing single family dwelling located on this property is a sound - habitable dwelling and to relocate or demolish the dwelling would not make good sense. FINDINGS: 1. The granting of this conditional exception will not constitute a grant of special privilege inconsistent upon other properties in the vicinity existing under identical circumstances and zone classification. 2. The dedication and improvement of 24 feet of street right- of-way is required by City Ordinance; thus, leaving this existing dwelling with a 6 ft. exterior side yard setback. The Board finds this particular set of circumstances sufficient as demonstration of a hardship. 3. The granting of this conditional exception will not adversely affect the City's master plan or policy plan. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 74-38 Applicant: Eugene Severance To permit the.construction of,a family.room,addition to an existing residence pursuant to S.9231.6 of the Huntington Beach Ordinance Code located on the west side of llth Street, approximately 50 ft. south of Pecan in an R-3, medium high density residential district. Minutes: H.B. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 26 Mr. Harry Steinmeyer, representing the applicant, was present. The applicant's representative outlined the proposal to the Board. It was the consensus of the Board that the proposed project meets ordinance code requirements. Conditions of approval were discussed. ON MOTION BY FORD AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 74-38 WAS APPROVED WITH THE FOLLOWING CONDITIONS AS OUTLINED BY THE FOLLOWING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised plot plan received April 1, 1974 shall be the approved layout. 2. llth Street and alley right-of-way shall be'dedicated to City standards at the time each parcel is developed. 3. All buildings on lots abutting a City easement shall be set back five (5) feet from the edge of such easement. 4. Soil and compaction rE orts as required by the Building Department and the Department of Public Works shall be submitted and approved by the City. 5. Easements for utilities or walkways shall be provided to Department of Public Works standards. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. llth Street and alley shall be fully improved including street trees, street signs, street lights, fire hydrants, sewer and water main extensions. 2. Off-street parking facilities shall conform to Article 979. 3. Water supply shall be through the City of Huntington Beach's water supply system. 4. Sewage disposal shall be through the City of Huntington Beach's sewage system. 5. The property shall participate in the local drainage assessment district. (Contact Dept. of Public Works) 6. No structures, other than those shown on the approved plot plan,. -shall be constructed within the project. 7. The sewer system shall be approved by the Department of Public Works and Fire Department. Minutes: H.H. Board of Zoning Adjustments Wednesday, April 10, 1974 Page 27 8. All applicable City Ordinances shall be complied with. AYES: Eadie, Gerarden, Ford NOES: None ABSENT: None MISCELLANEOUS: USE PERMIT NO. 73-47 REVISED PLANS Applicant: R. F. Beauchamp Mr. Beauchamp, the applicant, was present. The Chairman outlined the revised proposal to the Board. The Board approved Use Permit No. 73-47 July 25, 1973. The applicant's revised plans reflected a reduction of units. He felt that the original units were too small. His proposal is reducing the units from 78 to 67. ON MOTION BY GERARDEN AND SECOND BY EADIE THE BOARD OF ZONING ADJUSTMENTS ACCEPTED THE REVISED PLOT PLAN DATED APRIL 9, 1974 WITH THE FOLLOWING CONDITION BY THE FOLLOWING VOTE: 1. The Board accepts revised plot plan received April 9, 1974 subject to confori ince to all conditions of approval of Use Permit No. 73-47. AYES: Eadie, Ford, Gerarden NOES: None ABSENT: None THERE BEING NO FURTHER BUSINESS, MEETING ADJOURNED. Dave Eadie, Chairman & Secretary Board of Zoning Adjustments 1 [J