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HomeMy WebLinkAbout1975-12-03MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, DECEMBER 3, 1975 - 1:15 Pro BOARD MEMBERS PRESENT: PALIN, CROSBY, SPENCER CITY STAFF PRESENT: ANDY VANDERLAAN, FIRE DEPARTMENT MINUTES: ON MOTION BY PALIN AND SECOND BY SPENCER, THE MINUTES OF THE REGULAR MEETINGS OF OCTOBER 29, 1975, AND NOVEMBER 5, 1975, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER REGULAR AGENDA ITEMS: USE PERMIT NO. 75-65 Applicant: Frank Clendenen To permit the construction of a 124-unit apartment building pursuant to Sections 9162.3.1 and 9202.3.1.3 of the Huntington Beach Ordin- ance Code, located on the east side of Bolsa Chica Street approxi- mately 1000 feet south of Warner Avenue in both an R2 and R3, Medium and Medium High Density, Residential Districts. The Chairman informed the Board that Negative Declaration No. 75-77 had been granted for this project by the Environmental Review Board on December 2, 1975. Frank Clendenen and Doris Martinez were present to represent the application. Secretary Palin noted that the applicant has submitted a revised plot plan to reflect circulation and the existing topography of the property. The topo map reflects some severe and extreme slopes on portions of the property, grading down to moderate slopes along the south property line. He also indicated that, although the zero setback is permitted under the Arpartment Standards, it has been the practice of the Board to attempt to work with adjacent property owners in regard to the design and location of units located with such zero setback. The Chairman opened the public hearing. James La Mort, adjacent resident, addressed the Board, questioning the drainage as it presently exists and the possible effects on that Minutes, H.B. Board of Zoning Adjustments December 3, 1975 Page 2 drainage of decreased area for percolation after this project is constructed. He also discussed landscaping to help screen the rear of the apartments and possible architectural treatment of the units. Fran Bergonz spoke in regard to the garages along the back of the subject property and asked if any plans call for taking down the wall that currently exists at that location or if the buildings will just back up against the wall. Mr. Clendenen indicated that it could be done in either way. The Chairman closed the public hearing. Board discussion ensued, touching upon drainage, location of the structures at the zero property line, grades on the property and fill required, and architectural treatment of the units. The applicant was requested to submit revised plans with a better indication of the hydrology on the subject. Plan should reflect lot lines of existing R1 to the east, with profiles showing treatment of the garages along the east -west drives to indicate treatment of grades for offsetting elevations of stalls within these garage spaces; schematic drawings to show proposed architectural treatment, walkway system, and treat- ment of open space; indication of future treatment of existing bunker; future design of the public street along the south property line; and the relationship of the finished grade on the pads and carports to the drives and the grade of property in the abutting R1 developments. ON MOTION BY PALIN AND SECOND BY CROSBY USE PERMIT NO. 75-65 WAS CON- TINUED, WITH THE CONCURRENCE OF THE APPLICANT, TO THE REGULAR MEETING OF DECEMBER 10, 1975, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 75-131 Applicant: John Cowles To permit the construction of a single-family residence pursuant to Section 9362.23 of the Huntington Beach Ordinance Code, located on the west side of llth Street approximately 125 feet north of Olive Avenue in the Townlot Specific Plan Area One. The Chairman informed the Board that this request is a Categorical Exemption, Class III, California Environmental Quality Act, 1970. Cris Torrey was present to represent the application. The Board reviewed the plan submitted. ON MOTION BY CROSBY AND SECOND BY SPENCER, ADMINISTRATIVE REVIEW NO. 75-131 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: BZA 12-3-75 Page 2 Minutes, H.B. Board of Zoning Adjustments December 3, 1975 Page 3 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations received November 24, 1975, shall be the approved layout, subject to the modification described herein: a. A 27-foot turning radius shall be provided. A plan delineating said modification shall be submitted to the Secretary of the Board. If such plan complies with the modifi- cation outlined by the Board, said plan shall be approved and made a permanent part of the administrative 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. In accordance with the City's standards and requirements, an additional two and one-half feet (2-1/2') of right-of- way on the alley shall be dedicated. 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. The developer shall participate in the local drainage assessment district. 5. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Eleventh Street and the alley shall be improved to the center lines 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. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 12-3-75 Page 3 Minutes, H.B. Board of Zoning Adjustments December 3, 1975 Page 4 ADMINISTRATIVE REVIEW NO. 75-132 Applicant: John Cowles To permit the construction of a single-family residence pursuant to Section 9362.23 of the Huntington Beach Ordinance Code, located on the west side of llth Street approximately 100 feet north of Olive Avenue in the Townlot Specific Plan Area One. The Chairman informed the Board that this request is a Categorical Exemption, Class III, California Environmental Quality Act, 1970 Cris Torrey was present to represent the application. The Board reviewed the plan submitted. ON MOTION BY SPENCER AND SECOND BY PALIN, ADMINISTRATIVE REVIEW NO. 75-132 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 plot plan and elevations received November 24, 1975, shall be the approved layout, subject to the modification described herein: a. A 27-foot turning radius shall be provided. A plan delineating said modification shall be submitted to the Secretary of the Board. If such plan complies with the modifi- cation outlined by the Board, said plan shall be approved and made a permanent part of the administrative 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. 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. BZA 12-3-75 Page 4 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 5 3. Soil and compaction reports shall be submitted by a certified soils engineer. Said reports shall be sub- mitted to the Department of Building and Community Development and shall be subject to approval by that Department. 4. The developer shall participate in the local drainage assessment district. 5. All applicable fees shall be paid prior to issuance of build- ing permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Eleventh Street and the alley shall be improved to the center lines 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. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 75-154 Applicant: W. Sterling Buck & Associates To permit the construction of a 10-unit motel pursuant to Section 9456(e) of the Huntington Beach Ordinance Code, located on the northeast corner of Pacific Coast Highway and 8th Street in a C3, General Business District. The Chairman informed the Board that Negative Declaration No. 75-78 was granted to this project by the Environmental Review Board on December 2, 1975. Cris Torrey was present to represent the application. Bruce Crosby pointed out discrepancies in dimensions as indicated on the plan. The Board discussed supporting columns for the second story and how they might affect parking stall width and location, landscaping and screening, and requirements for street dedication and improvements. ON MOTION BY PALIN AND SECOND BY CROSBY, THE BOARD ADOPTED NEGATIVE DECLARATION NO. 75-78 WITH THE RECOMMENDATIONS SET FORTH BY THE ENVIRONMENTAL REVIEW BOARD BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 12-3-75 Page 5 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 6 ON MOTION BY PALIN AND SECOND BY CROSBY, ADMINISTRATIVE REVIEW NO. 75-154 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 November 12, 1975, shall be the approved layout, subject to the modifications described herein: a. Height and location of screening wall shall be shown. b. Plan shall show the location of the support columns for the second story portion. C. Plan shall reflect the 7-foot corner cutoff. A plan delineating said modifications shall be submitted to the Secretary of the Board. If such plan complies with the modifica- tions outlined by the Board, said plan shall be approved and made a permanent part of the administrative 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 landscaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equip- ment and shall delineate the type of material proposed to screen said equipment. 3. In accordance with the City's standards and requirements, an additional seven and one-half feet (7-1/2') of right-of-way on the alley shall be dedicated. BZA 12-3-75 Page 6 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 7 4. Soil and compaction reports shall be submitted by a certified 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 systems, and any other required fire protection and detection devices or systems shall comply with the specifi- cations 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. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Eighth Street and the alley and Pacific Coast Highway shall be improved to the center lines 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 require- ments. C. GENERAL CONDITIONS: 1. If the developer proposes to provide air conditioning, the insulation in ceilings and exterior walls shall be a minimum of R-19 and R-11, respectively. If no air conditioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. 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 and 220V electrical shall be stubbed in at the location of clothes dryers, and natural gas shall,be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth move- ment for the project property. 5. All structures proposed for construction within this project shall be constructed in compliance with the g-factors as in- dicated by the geologist's report. 6. Calculations for footings and structural members to with- stand anticipated g-factors shall be submitted to the City for review. BZA 12-3-75 Pa.cP I Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 8 7. The structures on subject property, whether attached or det- ached, shall be constructed in compliance with the State acoustical standards set forth for all units that lie within the 60 CNEL contours of the property 8. Crime prevention techniques should be applied to the design aspects of the project (e.g., single -cylinder locks, etc.). AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 75-158 Applicant: William & Julie Slevin To permit the construction of a 3-unit apartment building pursuant to Section 9201.2 of the Huntington Beach Ordinance Code, located on the northwest corner of 16th Street and Orange Avenue in an R3, Medium - High Density Residential District. Secretary Palin reported that review with a representative of the South Coast Regional Coastal Commission had resulted in a decision by that Commission to require all permits in this area to comply with the City's recently enacted Specific Plan, Area One. In light of this decision, the Board reviewed the plan submitted, noting areas of non-compliance with Specific Plan requirements involving setbacks, lot coverage, open space, turning radius, and parking. The applicant was advised to have the project architect contact the Planning Department prior to submitting a revised plan. ON MOTION BY PALIN AND SECOND BY CROSBY, ADMINISTRATIVE REVIEW NO. 75-158 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 received November 25, 1975, shall be the approved layout as to number of units only. The con- ceptual plot plan shall be subject to the modifications described herein: a. Plan shall reflect a redesign and relocation of the garages at a 7-1/2 foot setback from the ultimate rear property line of subject property. b. Plan shall reflect compliance with all applicable provi- sions of the recently approved Specific Plan for the Townlot Area. BZA 12-3-75 Page 8 E Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 9 A plan delineating said modifications shall be submitted to the Secretary of the Board for review and approval action. If such plan complies with the modifications outlined by the Board, said plan shall be approved and made a permanent part of the adminis- trative 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 plan 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 landscaping specifications on file in the Department of Public Works. 3. In accordance with the City's street standards and require- ments, an additional two and one-half feet (2-1/2') of right- of-way on the alley and a 20-foot radius at the intersection of 16th Street and Orange Avenue shall be dedicated. 4. Soil and compaction reports shall be submitted by a certified 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 systems, and any other required fire protection and detection devices or sys- tems 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 assess- ment district. 7. All applicable fees shall be paid prior to issuance of build- ing permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTIO14: 1. Sixteenth Street, Orange Avenue, and the alley shall be im- proved to the center lines of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, BZA 12-3-75 Page 9 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 10 and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 75-64 Applicant: Leonard 0. Lindborg To permit the construction of a 17-unit apartment building pursuant to Section 9202.3.1.3 of the Huntington Beach Ordinance Code, located on the west side of Holly Street, approximately 235 feet south of Garfield Avenue in an R3 Medium -High Density Residential District. The Chairman informed the Board that Exemption Declaration No. 73-42 had been granted for this project on May 1, 1973 by the Environmental Review Board. Rex Hoover was present to represent the applicant. The Chairman opened the public hearing. There being no one present to address the Board, the Chairman closed the public hearing. The Board reviewed the plans submitted, discussing reciprocal access and drainage, landscaping and curbing, and cantilivering of the second story portion of the project. ON MOTION BY PALIN AND SECOND BY CROSBY, USE PERMIT NO. 75-64 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 plot plan received December 2, 1975 shall be the approved layout as amended thereon to indicate landscaping and curbing as shown. 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. BZA 12-3-75 Page 10 1 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 11 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 proposed to screen said equipment. 3. Soil and compaction reports shall be submitted by a certified soils engineer. Said reports shall be submitted to the De- partment 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 devices or systems shall comply with the specifications of the Hunt- ington 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. 5. The developer shall participate in the local drainage assess- ment district. 6. The developer shall participate in the Orange County Sanita- tion District #3 Sewer Annex District. 7. All applicable fees shall be paid prior to issuance of build- ing permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Holly Street shall be improved to the center line of such right-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. C. GENERAL CONDITIONS: 1. Grading plans for this project, as well as the 14-unit pro- ject to the south (U.P. 75-66) shall be submitted to the City for review and approval action to assure that each pro- ject can properly drain to the reciprocal easement for ingress -egress for these two properties. BZA 12-3-75 Page 11 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 12 2. The total width of the 28-foot reciprocal easement access - way shall be installed in conjunction with the first of these two projects to be developed (U.P. No. 75-66 or U.P. No. 75-64), in order to facilitate ingress and egress for the subject properties and provide the proper turning radius. 3. The reciprocal easement shall be amended to reflect and in- clude the 20-foot turn -around as a reciprocal turn -around to serve both complexes. 4. The developer of this project (U.P. 75-64) shall construct the 20-foot turn -around, as shown on the amended plan. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE MISCELLANEOUS: SPECIAL EVENT NO. 75-25 Applicant: Huntington Beach Women's Club To permit a carnival operation, located at the southwest intersection of Warner Avenue and Springdale Street. Mrs. Eva Bartley and Dennis Krichmar were present at the meeting. A letter of authorization has been received from Southwest Savings and Loan Association, permitting use of their property for this project. The Board reviewed the request, indicating on the plot plan the necessary relocation of some facilities to the south in order that all parts of the project shall be located on property covered by the above letter of authorization. Days and hours of operation were also reviewed and approved. ON MOTION BY SPENCER AND SECOND BY CROSBY, SPECIAL EVENT NO. 75-25 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan received December 3, 1975 shall be the approved layout, as amended 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. BZA 12-3-75 Page 12 Minutes: H.B. Board of Zoning Adjustments December 3, 1975 Page 13 4. A certificate of insurance fcrm 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. James W. Palin, Secretary Board of Zoning Adjustments