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HomeMy WebLinkAbout1975-10-22MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Civic Center 2000 Main Street Basement, Room B-8 Huntington Beach, California WEDNESDAY, OCTOBER 22, 1975 - 1:15 P.M. BOARD MEMBERS PRESENT: James Palin, Bruce Crosby, Pat Spencer CITY STAFF PRESENT: Andy Vanderlaan, Fire Department MINUTES: ON MOTION BY PALIN AND REGULAR BOARD MEETING OF OCTOBER CRIBED, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: SECOND BY CROSBY, MINUTES OF THE 1, 1975, WERE APPROVED AS TRANS - CONDITIONAL EXCEPTION NO. 75-37 (Continued from 10-1-75) Applicant: Rodney B. Lauter To permit: 1) a reduction in the turnaround from the 40-foot re- quirement to 39 feet in lieu of Section 9320.9(d); 2) a reduction in the required off-street parking from 26 spaces to 20 spaces in lieu of Section 9230.10; 3) a reduction of the driveway width from 28 feet to 23 feet in lieu of Section 9320.9(c); 4) a reduction in the interior side yard setback from 10 feet to 5 feet in lieu of Section 9320.7(b); 5) a reduction in the required open space from 2500 square feet to approximately 1300 square feet and a reduction in the required minimum dimension of 20 feet for such open space, in lieu of Section 9320.14 (a)(c) of the Huntington Beach Ordinance Code, for a proposed 12-unit apartment development located on the west side of Delaware Street approximately 190 feet north of York- town Avenue in an R2, Medium Density Residential District. Rodney Lauter was present at the meeting. The Chairman informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman reopened the public hearing. Mr. Lauter addressed the Board, explaining item by item his reasons in each case for requesting an exception. He expressed the opinion that this previously approved project should not now be subject to H.B. Board of Zoning Adjustments October 2►2, 1975 Page 2 the restrictions of the revised Article 932, especially since it is in an area almost 100 percent developed under prior standards. There being no other persons to speak for or against the proposed project, the Chairman closed the public hearing. Board discussion ensued. Jim Palin noted that the subject property is of sufficient size to accommodate the density of use proposed through a different design. He also commented that there are num- erous projects partially constructed under the old provisions which will be subject to the new requirements for the completion of de- velopment, and that the Board's approval action in this instance might set an undesirable precedent. ON MOTION BY PALIN AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 75-37 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. The City has recently included this property in an area sub- ject to the revised Article 932 (Apartment Standards). Under these revised provisions, it would be inappropriate for the Board of Zoning Adjustments to grant this conditional exception without sufficient justification or hardship having been shown by the applicant. 2. The project could be redesigned, as the property is of suffi- cient gross area to accommodate the ultimate 12-unit project with a revised layout and conformity to Article 932. 3. The project could possibly be constructed on two separate parcels, which are currently existing, and come much closer to conforming to Article 932 through the use of reciprocal ease- ments for ingress -egress over a common driveway. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 75-49 (In conjunction with C.E. 75-37) Applicant: Rodney B. Lauter To permit the construction of 8 additional units on an existing multi -family residential development pursuant to Section 9162.3.1 of the Huntington Beach Ordinance Code, located on the west side of Delaware Street approximately 190 feet north of Yorktown Avenue a in an R2, Medium Density Residential District. Rodney Lauter was present at the meeting. The Chairman informed the applicant of his options in light of the denial of the Conditional Exception No. 75-37. It was the BZA 10-22-75 Page 2 1 H.B. Board of Zoning Adjustments October 22, 1975 Page 3 consensus of the Board that final action should be taken at this time on the Use Permit, to allow the applicant to appeal both permits concurrently, if that is his decision. ON MOTION BY PALIN AND SECOND BY CROSBY, USE PERMIT NO. 75-49 WAS DENIED WITHOUT PREJUDICE BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 75-55 Applicant: Robert Lutes To permit a room addition of approximately 140 square feet at a 5'7" side yard, for an existing single-family residence with a non- conforming yard, such addition to be proposed along the exterior side property line, pursuant to Section 9719 of the Huntington Beach Ordinance Code, located on the south side of Calvin Circle approximately 365 feet west of Aulnay Lane, in an Rl, Low Density Residential District. The Chairman informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. Joe Morrison, contractor, was present to represent the applicant. The Chairman opened the public hearing. There being no one present to speak in regard to the proposed project, the public hearing was closed. Board discussion ensued. It was pointed out that, because of the number of homes existing within the City at this setback with a side -on, cul-de-sac lot on an arterial, provisions were written into the Ordinance Code to resolve the dilemma resulting from the interpretation that these are exterior rather than interior side yard setbacks. ON MOTION BY PALIN AND SECOND BY SPENCER, USE PERMIT NO. 75-55 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITION OF APPROVAL: 1. The conceptual plot plan received September 29, 1975, shall be the approved layout. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 10-22-75 Page 3 H.B. Board of Zoning Adjustments October 22, 1975 Page 4 PLOT PLAN AMENDMENT NO. 75-06 Applicant: Huntington Continental Townhouse Association No. 2 To permit the addition of a 13' x 20' storage room to an existing carport structure in a Planned Residential Development pursuant to Section 9811.4 of the Huntington Beach Ordinance Code, located at the northeast corner of Bushard Street and Adams Avenue in an R3, Medium High Density Residential District. The Chairman informed the Board that this request is a Categorical Exemption, Class I, California Environmental Quality Act, 1970. Cris C. Cris (Association treasurer) and Norris Vaughn, contractor, were present at the meeting. The Chairman opened the public hearing. Mr. Cris explained that the plan is to reduce the size of the stor- age compound, replace the existing chain link fence with a more compatible wooden fence, and enclose the dumpster bins. There being no one else present to speak for or against the pro- posed project, the public hearing was closed. The Board discussed with the representatives the possibility of re- locating this facility to a more desirable site within the develop- ment. Also discussed were the on -site trees, blocking of a sidewalk, equipment to be stored in the compound, accessibility of the loca- tion for pickup by the disposal company, and the possible policing problems which relocating the facility might raise. Discrepancies in dimensions and measurements as shown on the plan were noted. ON MOTION BY PALIN AND SECOND BY CROSBY, PLOT PLAN AMENDMENT NO. 75-06 WAS CONTINUED TO THE MEETING OF NOVEMBER 5, 1975, WITH THE CONCURRENCE OF THE APPLICANT, TO PERMIT INVESTIGATION OF RELOCATING THE FACILITY, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 75-57 Applicant: Norm Wallenfang To permit the construction of a single-family residence pursuant to Section 9231.1 of the Huntington Beach Ordiannce Code, located on the east side of 17th Street approximately 125 feet south of Orange Avenue in an R4, High Density Residential District. The Chairman informed the Board that this request is a Categorical Exemption, Class III(a), California Environmental Quality Act, 1970. BZA 10-22-75 Page 4 H.B. Board of Zoning Adjustments October 22, 1975 Page 5 Norman Wallenfang was present at the meeting. The Chairman opened the public hearing. Mr. Wallenfang addressed the Board, stating that he feels he is within the provisions of the Huntington Beach Ordinance Code and requesting that he be permitted to construct this dwelling. Ralph Jameson, owner of the five lots adjacent to the subject property, addressed the Board in opposition to the proposed use. He stated thatthe area is almost totally developed in multiple -family, commercial, and industrial uses, and that he feels a single-family house on this 25-foot lot would be an inappropriate use in the vicinity. Jack Ellsworth, owner of property and a business establishment on the opposite side of 17th Street from the proposed use, also spoke against the project, agreeing with Mr. Jameson that a commercial use would best fit the area. There being no other persons present to speak on the project, the Chairman closed the public hearing. Pat Spencer pointed out that the subject property is presently zoned R4, which zoning does permit this use. The Board reviewed the application and plot plan and found them to be in compliance with the provisions of this zoning district. ON MOTION BY CROSBY AND SECOND BY PALIN, USE PERMIT NO. 75-57 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of this use will not be detrimental to: a. The general welfare of persons residing or working in the vicintiy. b. Property and improvements in the vicinity of such use or building. 2. The granting of a Use Permit will not adversely affect the Master Plan of the City of Huntington Beach. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received October 9, 1975, BZA 10-22-75 Page 5 z H.B. Board of Zoning Adjustments October 22, 1975 Page 6 shall be the approved layout. 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 plan shall be submitted to the Secretary of the Board: Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and landscaping plans and specifications on file in the Department of Public Works. 3. In accordance with the City's standards and requirements, an additional two and one-half feet (2-1/21) of right-of- way on the alley shall be dedicated. 4. 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. 5. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm sys- tems, and any other required fire protection and detection devices 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. 6. The developer shall participate in the local drainage assessment district. 7. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The alley and 17th Street shall be improved to the center line of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. BZA 10-22-75 Page 6 1 H.B. Board of Zoning Adjustments October 22, 1975 Page 7 C. GENERAL CONDITIONS: 1. The existing power pole to be relocated shall be shown on the plan submitted to the Department of Building and Community Development for a building permit. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 75-140 Applicant : Exxon Company To permit the modernization and conversion of a full -service serv- ice station to a self-service station, pursuant to Section 9382.1 of the Huntington Beach Ordinance Code, located at the southwest corner of Brookhurst Street and Garfield Avenue in a C2, Community Business District. The Chairman informed the Board that this request is a Categorical Exemption, Class I, California Environmental Quality Act, 1970. J.R. Payne was present to represent the applicant. Mr. Payne explained the proposed conversion to the Board. Changes will consist of boarding up lube bays; putting a planter in front of the facility; changing identification on the front of the build- ing; converting dispensers for self-service operation; putting in loudspeakers for communication between pump islands and office; relocation of the monument sign in the corner radius; and replacing one ground -mounted sign with an illuminated price sign in conjunc- tion with the monument sign. In response to questioning from Andy Vanderlaan, the applicant stated that the facility would be totally supervised during hours of operation, can be controlled for shut-off by the supervisor, and will be equipped with automatic shut-off as well, in case of disengagement. ON MOTION BY SPENCER AND SECOND BY PALIN ADMINISTRATIVE REVIEW NO. 75-140 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plot plan received October 21, 1975, shall be the approved layout, as amended to show the landscaping in front of the bay area. 2. The project shall comply with all Service Station stand- ards of the Huntington Beach Ordinance Code in effect at the time of this approval. BZA 10-22-75 Page 7 H.B. Board of Zoning Adjustments October 22, 1975 Page 8 3. The supplementary sign drawing submitted and dated Octo- ber 21, 1975, shall be included in this approval action. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 75-137 Applicant: Altech Modular Systems To permit the construction of a three -unit apartment building pur- suant to Section 9321.6 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. The Chairman informed the Board that this request is a Categorical Exemption, Class•III, California Environmental Quality Act, 1970. Bill Slusser and Dan Smith were present to represent the applicant. A revised plot plan has been submitted and was reviewed by the Board. It was noted that the second -floor projection is not shown on the plan or the elevations. Secretary Palin commented that the parking provisions are not conducive to a desirable layout, causing circulation over an open parking area to reach individual spaces; he also felt that the paved area designated for recreational uses would probably become a parking compound in the future. Also dis- cussed was the relocation of the power pole in the alley. ON MOTION BY SPENCER AND SECOND BY CROSBY, ADMINISTRATIVE REVIEW NO. 75-137 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received October 22, 1975, shall be the approved layout, subject to the modification out- lined herein: A plan properly reflecting the overhang shall be submitted to the Secretary of the Board. If such plan complies with the modification outlined by the Board, said plan shall be approved and made a permanent part of the admin- istrative 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; BZA 10-22-75 Page 8 H.B. Board of Zoning Adjustments October 22, 1975 Page 9 . 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 plan shall be submitted to the Secretary of the Board: Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and landscaping specifications on file in the Department of Public Works. 3. In accordance with the City's standards and requirements, an additional two and one-half feet (2-1/21) of right-of- way on the alley shall be dedicated. 4. 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. 5. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm sys- tems, and any other required fire protection and detec- tion devices or systems shall comply with the specifica- tions of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Depart- ment and shall be subject to approval by the Departments of Fire and Public Works. 6. The developer shall participate in the local drainage assessment district. 7. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The alley and 19th Street shall be improved to the center line of such rights -of -way. Said improvement shall in- clude curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. C. GENERAL CONDITIONS: 1. The existing power pole to be relocated shall be shown on the plan submitted to the Department of Building and Community Development for a building permit. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 10-22-75 Page 9 H.B. Board of Zoning Adjustments October 22, 1975 Page 10 MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 75-46 (Revised Plan) Applicant: Foxx Development Corporation To permit a revised plan for construction of a three -unit apart- ment building, pursuant to Section 9231.6 of the Huntington Beach Ordinance Code, located at the northeast corner of 15th Street and Walnut Avenue, in an R4, High Density Residential District. Bob Jarrad was present at the meeting. The revised plot plan was reviewed by the Board. Discussed were the sidewalks for interior circulation, the open space provided, and the requirements of the code for fencing that open space. ON MOTION BY PALIN AND SECOND BY CROSBY THE REVISED PLAN FOR AD- MINISTRATIVE REVIEW NO. 75-46 WAS APPROVED WITH THE FOLLOWING CON- DITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plot plan received October 22, 1975, shall be the approved layout subject to the followin a. The Board stipulates that the open space areas can be provided without physical separation, if the developer so desires. b. The only restriction placed on this revised plan shall be the requirements of the Huntington Beach Ordinance Code regarding spearation of open space from property lines and/or streets. 2. All prior conditions of approval imposed on the original approval shall apply. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 75-11 (Revised Plot Plan) Applicant: W & D Commercial Properties To permit a revised plan for the construction of a shopping cen- ter pursuant to Section 9472 of the Huntington Beach Ordinance Code, located at the southwest corner of Edinger Avenue and Sher Lane, in a C2, Community Business District. The Board reviewed the revised plan, noting addition of one park- BZA 10-22-75 Paged 10 1 H.B. Board of Zoning Adjustments October 22, 1975 Page 11 ing space and a 30-foot turning radius instead of the previous 27- foot radius. The location of the Fotomat was discussed, with sug- gestions put forth for improved circulation at that facility. ON MOTION BY PALIN AND SECOND BY SPENCER, REVISED PLAN FOR USE PERMIT NO. 75-11 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 revised conceptual plan received October 22, 1975, shall be the approved layout, subject to the modifica- tion described herein: A revised plan shall be submitted to the Secretary of the Board indicating a rearrangement of the landscaping and drive -through at the location of the Fotomat. If such plan complies with the modification outlined by the Board, said plan shall be approved and made a permanent part of the administrative file. 2. All previously imposed conditions of approval placed upon this application on May 14, 1975, shall be applicable. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE DIVISION OF LAND NO. 74-10 Applicant: W. Sterling Buck (by Louis Schlief) To permit extension of time for the division of one parcel of land into two parcels pursuant to Section 9811.3 of the Huntington Beach Ordinance Code, located between Blanton and Lynn Streets, approxi- mately 157 feet north of Milo, in an R2, Medium Density Residential District. ON MOTION BY CROSBY AND SECOND BY PALIN, EXTENSION OF TIME FOR DIV- ISION OF LAND NO. 74-10 WAS GRANTED AT THE REQUEST OF THE APPLICANT WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The Board of Zoning Adjustments has granted an extension of time for this previously approved request to November 8, 1976. 2. All previously imposed conditions of approval shall apply. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 10-22-75 Page 11 H.B. Board of Zoning Adjustments October 22, 1975 Page 12 SPECIAL EVENT NO. 75-24 Applicant: Huntington Harbour Philharmonic Committee To permit annual "Symphony of Lights" parade, to be routed within the channels of Huntington Harbour. Jane Dod was present to represent the application. In its review of this application, the Board discussed time and hours of operation, lighting required, and insurance for the opera- tion. ON MOTION BY PALIN AND SECOND BY SPENCER, SPECIAL EVENT NO. 75-24 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan and description received October 21, 1975, shall be the approved layout and schedule. 2. A certificate of insurance form shall be filed in the Finance Department five (5) days prior to the event. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. (Taffies W. Pdlin, Secretary Board of Zoning Adjustments rregg 1