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Home My WebLink About1975-10-15MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Civic Center 2000 Main Street Basement, Room B-8 Huntington Beach, California WEDNESDAY, OCTOBER 15, 1975 - 1:15 P.M. BOARD MEMBERS: James Palin, Bruce Crosby, Walt Lipps CITY STAFF PRESENT: Andy Vanderlaan AGENDA ITEMS TO BE CONTINUED OR WITHDRAWN: ADMINISTRATIVE REVIEW NO. 75-137 Applicant: Altech Modular Systems To permit the construction of a three -unit apartment building pur- suant to Section 9231.6 of the Huntington Beach Ordinance Code, located on the east side of 19th Street approximately 100 feet south of Olive Avenue in an R4, High Density Residential District. Secretary Palin informed the Board that the applicant has asked that this Administrative Review be tabled. ON MOTION BY LIPPS AND SECOND BY PALIN, ADMINISTRATIVE REVIEW NO. 75-137 WAS CONTINUED INDEFINITELY AT THE REQUEST OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE USE PERMIT NO. 75-52 (In conjunction with A.R. 75-133) Applicant: W.B. Burke To permit trucking and loading facilities to face a public street pursuant to Section 9518 of the Huntington Beach Ordinance Code, located at the southwest corner of Graham Street and McFadden Ave- nue in a 100-M1-A-20,000 Restricted Manufacturing District. Jim Hundley was present to represent the applicant. Secretary Palin informed the Board that the applicant has submitted a revised plan for this project, no longer including the trucking and loading facilities on Graham Street. Minutes, H.B. Board of Zoning Adjustments October 15, 1975 Page 2 ON MOTION BY CROSBY AND SECOND BY LIPPS, USE PERMIT NO. 75-52 WAS WITHDRAWN, WITH THE CONCURRENCE OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 75-133 (Continued from 10-1-75) Applicant: W.B. Burke To permit the construction of four industrial buildings pursuant to Section 9511 of the Huntington Beach Ordinance Code, located at the southwest corner of McFadden Avenue and Graham Street in a 100-M1-A-20,000 Restricted Manufacturing District. The Chairman informed the Board that this request is covered by EIR No. 73-16, approved by the City Council on March 18, 1974. Jim Hundley and Bill Burke were present at the meeting. Secretary Palin informed the Board that a Tentative Parcel Map to divide this property into five legal building sites has been filed in conjunction with this request, and the Board should review this map also in its consideration of the Administrative Review. He noted that the revised plot plan reflects an easement line for storm drain purposes; however, the 20-foot setback for this ease- ment should be shown as 20 feet from the ultimate right-of-way line on Graham Street. The Board reviewed the access points into the separate lots, recom- mending deletion of some access points. Particularly designated for deletion was the most northerly access point on Graham, as the Board felt the 25-foot distance from the intersection of Graham and McFadden was too close for safety. It was left to the discretion of the applicant to determine at which points to delete two other access drives. Also included in the discussion were width of land- scape areas, turning radii, reciprocal driveways between indivi- dual lots, and timing of the project. ON MOTION BY CROSBY AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 75-133 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and 'elevations received October 14, 1975, shall be the approved layout, subject to the mod- ri BZA 10-15-75 Page 2 1 Minutes, H.B. Board of Zoning Adjustments October 15, 1975 Page 3 ifications described herein: a. A revised plan on lcoation of Graham Street access points, having four and one-half driveway cuts. b. Indication on the revised plan providing for 27-foot turning radius. A plan delineating said modifications shall be submitted to the Secretary of the Board. If such plan complies with the modifications outlined by the Board, said plan shall be approved and made a permanent part of the administra- tive file. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: • Traffic circulation and drives; • Parking layout; . Lot area; • Lot width and lot depth; • Type of use and its relation to property and improvements in the immediate vicinity; • Past administrative action regarding this property. 2. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. 3. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 4. Fire protection systems, including automatic sprinkler sys- tems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detection dev- ices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. BZA 10-15-75 Page 3 H.B. Board of Zoning Adjustments October 15, 1975 Page 4 5. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. Common easements for access shall be shown between Lots 1 and 2, between Lots 2 and 3, and between Lot 5 and the property adjacent to the south. Agreements for circulation between Lots 3 and 4 and between Lots 4 and 5 shall be provided. 2. A 10-foot landscaping strip shall be provided on McFadden Avenue. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 75-13 Applicant: W.B. Burke/Jim Hundley To permit the readjustment of three lots to create five lots, pur- suant to Section 9920 of the Huntington Beach Ordinance Code, locate at the southeast corner of Industry Lane and McFadden Avenue in a 100-M1-A-20,000 Restricted Manufacturing District. This project is covered by EIR No. 73-16, approved by the City Council on March 18, 1974. Mr. Burke and Mr. Hundley were present. Secretary Palin informed the applicants that, once they have worked out the revised plot plan as required for Administrative Review No. 75-133, the same access points should be shown on this plan. ON MOTION BY CROSBY AND SECOND BY LIPPS, TENTATIVE PARCEL MAP NO. 75-13 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCELS FOR ANY PURPOSE: 1. The tentative parcel map shall be subject to all applicable conditions of approval for Tentative Tract 8327. 2. The tentative parcel map received by the Planning Depart- ment on October 10, 1975, shall be the approved layout. 3. A parcel map shall be filed with, and approved by, the De- partment of Public Works and recorded with the Orange County Recorder. BZA 10-15-75 Page 4 H.B. Board of Zoning Adjustments October.:15, 1975 Page 5 4. Access rights shall be dedicated to the City at all points other than at the driveways as shown on the approved plan for Administrative Review No. 75-133. 5. Water supply shall be through the City of Huntington Beach's water system at the time said parcels are developed. 6. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcels are developed. 7. All utilities shall be installed underground at the time said parcels are developed. 8. Compliance with all applicable City Ordinances. 9. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE USE PERMIT NO. 75-54 (Continued from 10-1-75) Applicant: Cowgill, Kelly, & Smull To permit the construction of a 2400 square foot storage unit to be used by the tenants of an existing shopping center, pursuant to Section 9472 of the Huntington Beach Ordinance Code, located on the east side of Brookhurst Street approximately 270 feet north of Adams Avenue in a C4, Highway Commercial District. The Chairman informed the Board that Negative Declaration No. 75-67 has been granted by the Environmental Review Board on October 7, 1975. The Chairman reopened the public hearing. There being no one pre- sent to speak for or against the proposed project, the public hearing was closed. Secretary Palin reported to the Board that it is the position of the Planning Department that the use as requested is a permitted use, as being needed and feasible for the commercial development, as well as providing greater efficiency by providing storage at one location. The Department would also be agreeable to having the building as an attachment to the existing facility with some type of interior access corridor to the individual modules. Walt Lipps replied that the stand of the Building Department is that it is not a permitted use according to Section 9430 of the Huntington Beach Ordinance Code, which governs commercial uses; however, if the Board does see fit to approve, the Building Depart- BZA 10-15-75 Page 5 H.B. Board of Zoning Adjustments October 15, 1975 Page 6 ment will require modifications to conform to code on fire walls, sprinklers, separations, etc. Andy Vanderlaan said that the Fire Department feels that this is a mini -warehouse situation, with no control over what will be stored in the building. He informed the applicant that if the building is permitted as presently planned, each cubicle will require a sprinkling system and fire wall, with a minimum 28-foot separa- tion where the storage facility is contiguous to other buildings in the shopping center. Two-hour fire walls will be required if the storage is located adjacent to another building, and a one -hour fire wall if the building is constructed with separation. Jim Palin noted that a 25-foot setback requirement would take an additional 13 feet off the length of the building, with a possibil- ity of additional loss to provide proper turning radius. Bruce Crosby expressed concurrence with the position that this is not a legal and permitted use. ON MOTION BY LIPPS AND SECOND BY CROSBY, USE PERMIT NO. 75-54 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. The proposed project is not a permitted use per Section 9430 of the Huntington Beach Ordinance Code. 2. The proposed project is not a permitted use per Section 9430.7 of the Huntington Beach Ordinance Code, in that it is not of a similar nature to the uses existing in the shopping center. 3. The limitations on such use as outlined in Section 9431 of the Huntington Beach Ordinance Code would result in an enforcement problem. 4. The use would be detrimental to the general welfare of persons residing in the area because of possible generation of addi- tional traffic. 5. Such use if permitted would adversely affect the Master Plan of the City of Huntington Beach. 6. Such use would be injurious to other commercially zoned proper- ties within the City. 7. Approval of this use would establish an undesirable precedent. AYES: CROSBY, LIPPS NOES: PALIN ABSENT: NONE BZA 10-15-75 Page 6 H.B. Board of Zoning Adjustments October 15, 1975 Page 7 Jim Palin submitted a minority report for the record, as follows: 1. To say that the use is not a viable or permitted use is to say that government may dictate that people may sell merchan- dise but may not store merchandise to be sold. 2. The City has never stipulated in the past that commercial - retail outlets could not have such storage. 3. The type of facility and the location of that facility are what should be in question, not the use itself. 4. The design, location, and access could be properly conditioned, as well as proper conditions imposed to restrict storage to tenants of the center or to specifically prohibit outside renters. 5. Older shopping centers do need additional storage areas to maintain a competitive posture. 6. The General Plan sets forth provision for commercial -retail uses, and does not specifically prohibit those uses from pro- viding additional, needed storage areas. MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 74-152 (Revised Plan) Applicant: American Savings & Loan Association To permit revision to a previously approved plot plan, reflecting a reduction in the front planter strip of the permanent structure from 10 feet to 8 feet and the incorporation of pedestrian walk- ways from Parkside Lane and Edinger Avenue, located on the south- west corner of Edinger Avenue and Parkside Lane in a C2, Community Business District. Robert Borders was present to represent the application. Mr. Borders explained the purpose of the revision: to bring ex- isting front parking up to code, as required when the conditions for the temporary use were imposed. Jim Palin noted that the plan reflects reduction in the overall width of the center planter and the required 19-foot stall length. Pedestrian access through landscaping areas has been provided for. ON MOTION BY PALIN AND SECOND BY LIPPS, THE REVISED PLAN FOR ADMIN- ISTRATIVE REVIEW NO. 74-152 WAS APPROVED WITH THE FOLLOWING CON- DITIONS, BY THE FOLLOWING VOTE: BZA 10-15-75 Page 7 H.B. Board of Zoning Adjustments October 15, 1975 Page 8 CONDITIONS OF APPROVAL: 1. The revised plot plan received and dated October 15, 1975, shall be the approved plan, subject to the modifications noted thereon. 2. All applicable previous Conditions of Approval on Administra- tive Review No. 74-152 shall apply. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE SPECIAL EVENT NO. 75-23 Applicant: Lafayette Radio Electronics Corporation To permit an on -premise parking lot sale, located at 7672 Edinger Avenue, Huntington Beach. The Board reviewed the proposal in regard to drive access, turning radius into parking areas, and dimensions of the display area. ON MOTION BY PALIN AND SECOND BY CROSBY, SPECIAL EVENT NO. 75-23 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan received October 14, 1975, shall be the approved layout, subject to the modifications indicated thereon. 2. The applicant shall obtain all necessary electrical permits. 3. An on -site inspection by the Fire Department shall be required prior to the event. 4. A certificate of insurance form shall be filed in the Finance Department five (5) days prior to the event. 5. A minimum driveway width of 20 feet shall be kept free and clear at all times. 6. The table shown in front of the doorway on the plan shall be moved over westerly in order to prevent blocking exits from the building. 7. The display area shall be properly roped off for pedestrian and traffic control. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE 1 BZA 10-15-75 Page 8 H.B. Board of Zoning Adjustments October 15, 1975 Page 9 SIGN REQUESTS: SIGN REQUEST NO. 6694 Applicant: Brever, Harrison, & Kirchner To permit one pole sign 10 x 20 feet in dimension; two monument signs 3 x 8 feet in dimension; and a wall sign of 4 x 15 feet, located at 17284-17334 Beach Boulevard, Huntington Beach. Dave Kirchner was present at the meeting. Walt Lipps reported that staff review in the Building Department has indicated compliance except for the signs designated "B," which are found to present a problem regarding parking and traffic visibility. Mr. Kirchner said his company feels they have a unique situation with the 300-foot frontage of their property, and asked the Board's reaction to a sign treatment which would reduce the overall square footage and still allow additional smaller signs for tenant identi- fication. He was informed that deviation from the code would require filing for a Conditional Exceptionand submittal of a con- ceptual plan. ON MOTION BY LIPPS AND SECOND BY CROSBY SIGN REQUEST NO. 6694 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The sign plan submitted on October 14, 1975, for the wall sign only shall be the approved layout; this approval does not ex- tend to the pole sign or the signs designated "B" on the plan. 2. The applicant shall comply with all requirements of Article 976 of the Huntington Beach Ordinance Code. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. ames W. Palin, Secretary Board of Zoning Adjustments :df