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HomeMy WebLinkAbout1976-04-21MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, APRIL 21, 1976 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, CROSBY, SPENCER CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT REGULAR AGENDA ITEMS: USE PERMIT NO. 76-14 (Continued from 3-17-76) Applicant: W. Sterling Buck & Associates -To permit the construction of a 240-unit apartment complex pursu- ant to Section 9162.3.1 of the Huntington Beach Ordinance Code, located at the southwest corner of Bolsa Chica Street and Heil Avenue in an R2, Medium Density Residential District. The Chairman informed the Board that Negative Declaration No. 76-16 has been approved by the Environmental Review Board for this request on March 23, 1976. Secretary Palin reported that the City has resolved the question of the east -west street along the southerly property line of this development; and the applicant's architect is in the process of re- vising the plans to reflect that street section, which will run easterly from Green Street and penetrate the subject property to the south for a cul-de-sac treatment. ON MOTION BY PALIN AND SECOND BY CROSBY USE PERMIT NO. 76-14 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE REGULAR MEETING OF APRIL 28, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 76-15 Applicant: W. Sterling Buck & Associates To permit the construction of a 10-unit apartment building pursu- ant to Section 9202.3.1.3 of the Huntington Beach Ordinance Code, located on the west side of Main Street approximately 470 feet north of Clay Avenue in an R3, Medium -High Density Residential Dis- trict. BZA 4-21-76 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 2 The Chairman informed the Board that Neq_ative Declaration No. 76-20 was granted by the Environmental Review Board for this project on April 13, 1976. John Cowles was present at the meeting. Secretary Palin informed the Board that no action can be taken on this application, as notice has been received that escrow has been dropped on the property and the applicant no longer has proper authorization to process the permit. The applicant's representative was advised of the alternatives open to him. ON MOTION BY PALIN AND SECOND BY CROSBY USE PERMIT NO. 76-15 WAS TABLED INDEFINITELY, WITH THE CONCURRENCE OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-44 (Reconsideration) Applicant: Huntington Beach Industrial Park To permit construction of two single -story, tilt -up industrial build- ings pursuant to Section 9511 of the Huntington Beach Ordinance Code, located at the northwest 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 73-16, adopted by the City Council on March 18, 1974. Secretary Palin noted that the revised plan for this project will require a variance for reduction of landscaping, and action on sub- ject application should be deferred for review in conjunction with Conditional Exception No. 76-17. ON MOTION BY PALIN AND SECOND BY CROSBY, ADMINISTRATIVE REVIEW NO. 76-44 WAS CONTINUED TO THE MEETING OF APRIL 28, 1976, BY THE FOLLOW- ING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-10 Applicant: La Cuesta To permit the encroachment of overhangs into the required yard set- back for 13 of the units in Tract 8049. The request is in lieu of Section 9103.4.2.2 of the Huntington Beach.Ordinance Code, located BZA 4-21-76 Page 2 1 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 3 at the northeast corner of Newland Street and Yorktown Avenue in an Rl, Low -Density Residential District. The Chairman informed the Board that this request is a Cat- egorical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Mike Jaeger was present to represent the application. Mr. Jaeger addressed'the Board, explaining that the requested six-inch encroachment is for a run of only 14 feet on the garage units. He also noted that in most cases the units are 11 feet apart at the problem side. There being no other persons present to speak for or against the proposed project, the public hearing was closed. Board discussion ensued. Pat Spencer said that in his opinion the architectural integrity of the units would not be destroyed by cutting the eaves back on the 14 foot run, nor would the front view of the elevations be affected. The Board discussed separation between units, the provision for recreational vehicle parking in the side yards, and the aesthetic effects of cutting the eave line back. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-10 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDI- TIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. In no case is the projection permitted by this request any closer to any other eave line than that which is permitted by ordinance code on a standard side yard with standard projections. 2. The developer has attempted to provide side yards upon which property owners can store recreational vehicles and, in doing so, has created a slight encroachment of this eave area. 3. To require that the elevations and eaves be modified would serve no beneficial purpose. 4. The request is not detrimental or injurious to the safety of the community. BZA 4-21-76 Page 3 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 4 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated March 26, 1976, shall be the approved layout, subject to the'modi£ication described herein: The dwelling,unit on Lot 9 shall be reoriented on the lot to afford a minimum of'eleven feet'(111) separation between face -of -wall: and .face -of -wall, of ,this unit and the adjacent dwelling unit on Lot 8. A plan delineating said modification shall be submitted to the Department of Building and Community Development at the time of application for building permits. 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 width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. AYES: PALIN; CROSBY NOES: SPENCER ABSENT: NOES CONDITIONAL EXCEPTION NO. 76-12 (In conjunction w/UP 76-18) Applicant: Rodney B. Lauter To permit an exception to Article 932 of the Huntington Beach Ordin- ance Code for the construction of an apartment building, such excep- tion to consist of reduction of the required 28-foot wide drive by three (3) feet in lieu of Section 9320.4, located on the west side of Delaware Street approximately 190 feet north of Garfield Avenue in an R2, Medium Density Residential District. The Chairman informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. Prior to opening the public hearing, Secretary Palin informed the Board that the modifications to lot coverage and open space area, as listed on the public notice, do not apply to this phase of the project and the only exception under consideration at this time is the reduction in drive width. BZA 4-21-76 Page 4 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 5 The Chairman opened the public hearing. Rodney Lauter was present at the meeting. Mr. Lauter addressed the Board, reviewing the history on the subject property and the processing of his permits through the city. There being no other persons present to speak for or against the proposed project, the public hearing was closed. Board discussion considered the previous approvals on the property and the possible effects of the proposed drive width reduction. ON MOTION BY PALIN AND SECOND BY SPENCER, CONDITIONAL EXCEPTION NO. 76-12 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The applicant had obtained an approval on Use Permit No. 253 in 1964, which authorized the development of the property with a twenty foot (20') driveway; he is now proposing a twenty- five foot (25') drive. 2. The total number of units within this complex is such that the full 28 foot drive width is not necessary. 3. Pursuant to the request of the City, the applicant has provided a turn -around area in compliance with the provisions of the ordinance code, to facilitate access by emergency vehicles. 4. To require a 28-foot drive on this parcel, with its ratio of lot frontage to lot depth, would be overly restrictive by re- quiring too much of the property to be placed in drive area and would be detrimental to the over all development. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received April 2, 1976, shall be the approved layout as it relates to the width of the drive only. 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 4-21-76 Page 5 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 6 • 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. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 76-18 (In conjunction w/CE 76-12) Applicant: Rodney B. Lauter To permit the construction of an eight (8) unit apartment building pursuant to Section 9162.3.1 of the Huntington Beach Ordinance Code, located on the vest side of Delaware Street approximately 190 feet north of Yorktown Avenue in an R2, Medium Density Residential District. The Chairman informed the Board that Exemption Declaration No. 74-14 was adopted by the Board of Zoning Adjustments on March 13, 1974, for this project. The Chairman opened the public hearing. Rodney Lauter was present at the meeting. There being no one present to speak in regard to the proposed project, the public hearing was closed. Board review included landscaping, fencing, and architectural features of the proposal. ON MOTION BY PALIN AND SECOND BY CROSBY, USE PERMIT NO. 76-18 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; 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. BZA 4-21-76 Page 6 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 7 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received April 2, 1976, 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 Board of Zoning Adjustments: 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. 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 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. 5. The developer shall participate in the local drainage assess- ment district. 6. All applicable fees shall be paid prior to issuance of building permits. BZA 4-21-76 Page 7 Minutes, II.B. Board of Zoning Adjustments April 21, 1976 Page 8 B. TO BE COMPLETED PRIOR TO FINAL.INSPECTION: 1. Delaware Street shall be improved to the centerline 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 ex- tensions in full compliance with the City of Huntington Beach street standards and requirements. C. GENERAL CONDITIONS: 1. A six (6) foot high masonry block wall shall be constructed along the easterly and northerly property lines of subject property where there is none existing at present. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-13"(In conjunction w/AR 76-43) Applicant: Prince Development Company To permit a 28 foot encroachment into the required 45 foot side yard in lieu of Section 9532.2(a) and a chain link fence in lieu of a required block wall per Section 9730.25 of the Huntington Beach Ord- inance Code, for a proposed industrial building located at the south end of Crabb Lane approximately 135 feet south of Liberty Avenue in an Ml, Light Industrial District. The Chairman informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. George McCracken was present at the meeting to represent the application. Mr. McCracken addressed the Board. He explained that there will be no openings facing the side for which the encroachment has been re- quested; he cited the instabliity of the slope bank where the fence will be located as justification for using chain link instead of block for wall construction. There being no other persons present to speak for or against the proposed exceptions, the public hearing was closed. Board discussion ensued. Discussed were the grade differential be- tween the subject property and the abutting residential use and the screening effect to be obtained from the chain link fencing. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-13 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: BZA 4-21-76 Page 8 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 9 FINDINGS OF THE BOARD: 1. The topographical features and the slope bank on the property create an extreme hardship in the design and location of the building on the site. 2. The orientation of the building as proposed eliminates all openings on the easterly wall, thereby reducing the impacts of noise from this industrial use. 3. The height of the building is such that it will exceed the existing elevation of the abutting property to the east by only three (3) feet, which will serve to alleviate the overall impacts of this industrial use on that residential property. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received April 6, 1976, 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. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. A landscaping plan shall be submitted to the Board of Zoning Adjustments for review and approval action for the side yard between the common property line with the adjacent residential use and the face of the subject building; this plan shall take into consideration the screening of the use, to consist of types of plant material as well as trees which will attain a greater height at maturity. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 4-21-76 Page 9 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 10 ADMINISTRATIVE REVIEW NO. 76-43/CE 76-13 Applicant: Prince Development Company To permit the construction of a 10,000 square foot industrial building pursuant to Section 9530 of the Eruntington Beach Ordin- ance Code, located on the south end of Crabb Lane approximately 135 feet south of Liberty Avenue in an Ml, Light Industrial District. The Chairman informed the Board that Exemption Declaration No. 74-125 was granted by the Environmental Review Board for this project on August 27, 1974. George McCracken was present at the meeting. Mr. McCracken addressed the Board, explaining that problems in grade and the proximity to residential property have made it difficult to locate a standard industrial use'on this parcel - the use he proposes will be for storage of merchandise for an adjoining building. Yvonne Durstan addressed the Board, questioning the effects an industrial use would have on adjacent residents. She submitted a letter from Mrs. Lucille Hiter, owner of the abutting residential parcel, in opposition to the proposed project. Secretary Palin noted that the orientation of the building would serve to mitigate noise impacts upon nearby residents, and also that the grade differential and the height of the proposed struc- ture would result in the finished building height at only 3 feet above finish grade of the R3 parcel. ON MOTION BY PALIN AND SECOND BY SPENCER THE BOARD ADOPTED EXEMPTION DECLARATION NO. 74-125, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 76-43 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 April 6, 1976, shall be the approved layout. BZA 4-21-76 Page 10 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 11 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 Board of Zoning Adjustments: 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. 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 systems, standpipe systems, fire hydrants, fire alarm systems, and any other required fiYe protection and detection devices or systems shall -comply with the speci- fications 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. 5. The developer shall participate in the local drainage assessment district. 6. The developer shall participate in the Orange County Sanitation District No. 3 Sewer Annex District. 7. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Crabb Lane shall be improved to the centerline 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 Hunting- ton Beach street standards and requirements. BZA 4-21-76 Page 11 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 12 2. A landscaping and fencing plan along the common property line between subject property and the adjacent residential property to the east shall be submitted to the Board of Zoning Adjustments for review and approval action. Said plan shall take into consideration the screening of the use, to consist of types of plant material as well as trees which will attain a greater height at maturity. 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. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-9 Applicant: David W. Haas To permit a two (2) lot division of land pursuant to Section 9930.1 of the Huntington Beach Ordinance Code, located on the south side of Atlanta Avenue approximately 390 feet east of Miramar Lane in an R1, Low Density Residential District. The Chairman informed the Board that Negative Declaration No. 76-25 had been granted for this project by the Environmental Review Board on April 20, 1976. David Haas and Chuck Bowlowsky were present at the meeting. Secretary Palin reviewed the.history of the approval of Tentative Tract 7079, and explained to the applicants that this division of land would have to be deferred until such time as the church has pulled building permits on Parcel No. 2 and construction is taking place. When the use on Parcel No. 2 is known, access to the sub- ject parcel can be worked out in conjunction with that use, thereby preventing an isolated residential lot from taking access to an arterial. ON MOTION BY SPENCER AND SECOND BY PALIN, TENTATIVE PARCEL MAP NO. 76-9 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. The proposed map is not consistent with applicable general and specific plans for the area, as approval of this map would allow development of proposed Parcel No. 1 with a single-family dwelling prior to development plans being filed for proposed Parcel No. 2. Such construction upon Parcel No. 1 would restrict access being taken from a local public street (Dorsett Drive. 1 BZA 4-21-76 Page 12 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page' 13 2. The design of the proposed map is not consistent with applicable general and specific plans for the area, as approval of this map would restrict fire access to an R-1 development on Parcel No. 2 to Atlanta Avenue, requiring fire apparatus to cross a raised median (when constructed) and increasing the number of local street intersections with an arterial, which would create traffic problems. 3. The proposed map is not in compliance with prior conditions of approval previously imposed by the City at the time of approval of Tentative Tract Map 7079. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-46 Applicant: Elvin Aoyagi To permit the construction of a three (3) unit apartment building pursuant to Section 9231.6 of the Huntington Beach Ordinance Code, located on the southeast corner of 21st Street and 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. The request was reviewed by the Board. Bruce Crosby informed the applicant of dimensional errors on the plan in respect to turning radius, corner radius at the intersection, and lot depth after dedication. The plan was otherwise found to be in conform- ance with code. ON MOTION BY PALIN AND SECOND BY SPENCER, ADMINISTRATIVE REVIEW NO. 76-46 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 April 8, 1976, shall be the approved layout, subject to the modification described herein: a. The roof area of the garage structure shall be modified to reflect either a parapet or ridge to take on the sauce appearance as the exterior elevations on the dwelling units. BZA 4-21-76 Page 13 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 14 A plan delineating said modification shall be submitted to the Department of Building and Community Development at the time of application for building permits. 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 and a twenty -foot (20') radius at the intersection of 21st Street and Orive Avenue 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. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm sys- tems, and any other required fire protection 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. 5. The developer shall participate in the local drainage assessment district. 6. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Twenty-first Street, Olive Avenue, and the alley shall be improved to the centerlines 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 stand- ards and requirements. 1 BZA 4-21-76 Page 14 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 15 AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-47 Applicant: Buck-Tater Enterprises To permit the construction of a duplex pursuant to Section 9231.6 of the Huntington Beach Ordinance Code, located at the southeast corner of 20th Street and 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. John Cowles was present at the meeting. The Board reviewed the size and orientation of the building units to the lot, setbacks, stair projection into front setback, and adaptability of the particular plan to conversion at a later date which could permit rental of individual rooms. . ON MOTION BY SPENCER AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 76-47 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 April 15, 1976, 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. 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 and a twenty -foot (201) radius at the intersection of 20th Street and Olive Avenue shall be dedi- cated. BZA 4-21-76 Page 15 Minutes, fi.B. Board of Zoning Adjustments April 21, 1976 Page 16 3. 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 specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be sub- mitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. 4. The developer shall participate in the local drainage assess- ment district. 5. All applicable fees shall be paid prior to issuance of build- ing permits. 6. A Tentative Parcel Map shall be filed for consolidation of lots. AYES: CROSBY, SPENCER NOES: PALIN ABSENT: NONE' Jim Palin entered the following reasons for his negative vote on this project: 1. The plan, with the setback of the garages being 20 feet away from the ultimate right-of-way line on the alley, is premature and would create a situation wherein the Board is endorsing a violation of the ordinance code by encouraging provision of an area which may be used for tandem parking. 2. The unit design, which provides a second entry to the second story portion, lends itself to future closure within the second story. for room rentals. Further, a portion of one bedroom could be con- verted to a kitchenette, thereby creating a second unit and violating the intent of the subject application for a duplex only. 3. The structure has been located along an existing 25-foot lot line, creating a detrimental width on the exterior unit. This location of the building on the lot is in anticipation of conveyance of each structure on a separate 25-foot lot, a concept which has not been approved for this area of the City at this time. 4. The design of the exterior unit is such that it requires one bath- room to be constructed so that it is supported only by columns, making construction difficult and adversely affecting the aesthetics of the unit. BZA 4-21-76 Page 16 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 17 TENTATIVE PARCEL MAP NO. 76-12 Applicant: Huntington Beach Industrial Park To permit a two (2) lot division of land pursuant to Section 9930.1 of the Huntington Beach Ordinance Code, located at the northwest corner of Springdale Street and McFadden Avenue in an M1-A, Restricted Manufacturing District. The Chairman informed the Board that this request is covered by Environmental Impact Report No. 73-16, adopted by the City Council on March 18, 1974. The Board reviewed the prior conditions on the Tentative Tract Map, the alignment and dimensions of the intersection of McFadden and Springdale, and the provision of sidewalks for subject site. ON MOTION BY PALIN AND SECOND BY CROSBY, TENTATIVE PARCEL MAP NO. 76-12 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 received by the Planning Department on April 15, 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. Approval of the final parcel map shall be pursuant to the determination by the City on the ultimate width of McFadden Avenue at 80 or 94 feet, whichever is determined to be more feasible. 3. McFadden Avenue and Springdale Street shall be dedicated to City standards at the time said parcels are developed. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcels are developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewage disposal system at the time said parcels are developed. 6. All utilities shall be installed underground at the time said parcels are developed. 7. Compliance with all applicable City ordinances. BZA 4-21-76 Page 17 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 18 8. The property shall participate in the local drainage assessmen district. 9. A copy of the recorded parcel map shall ke filed with the Planning Department. 10. The developer shall comply with all applicable conditions im- posed on the approval of Map 8694. 11. The developer shall comply with the previously approved conceptual plans for the entry sign at the northwest intersection of McFadden and Springdale. 12. The map when recorded shall take into consideration the possible redesign on the ultimate right-of-way width for the intersection of McFadden and Springdale. 13. Access rights shall be reviewed by the Board of Zoning Adjustments at the time applications are submitted for development on these parcels. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-13 Applicant: Huntington Beach Industrial Park Li To permit a two (2) lot division of land pursuant to Section 9930.1 of the Huntington Beach Ordinance Code, located at the northeast corner of McFadden Avenue and Graham Street in an M1-A, Restricted Manufactur- ing District. The Chairman informed the Board that this request is covered by Environmental Impact Report No. 73-16, adopted by the City Council on March 18, 1974. The Board reviewed the request as it would be affected by the Conditions of Approval imposed on Tentative Tract Map 8694. ON MOTION BY PALIN AND SECOND BY CROSBY, TENTATIVE PARCEL MAP NO. 76-13 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 received by the Planning Department on April 15, 1976, shall be the approved layout. BZA 4-21-76 Page 18 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 19 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. Approval of the final parcel map shall be pursuant to the determination by the City on the ultimate width of McFadden Avenue an 80 or 94 feet, whichever is determined to be more feasible. 3. McFadden Avenue and Graham Street shall be dedicatdd to City standards at the time said parcels are developed. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcels are developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewaqe disposal system at the time said parcels are developed. 6. All utilities shall be installed underground at the time said parcels are developed. 7. Compliance with all applicable City ordinances. Ik 8. The property shall participate in the local drainage assessment district. 9. A copy of the recorded parcel map shall he filed with the Planning Department. 10. The developer shall comply with all applicable conditions im- posed on the approval of Map 8694. 11. Access rights shall be reviewed by the Board of Zoning Adjust- ments at the time applications are submitted for development on these parcels. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 76-25 Applicants: W.H. Thomas & E.W. Lundquist Request for deletion of condition of approval on previously approved duplex project located on the east side of 15th Street approximately 50 feet north of Olive Avenue in the Townlot Specific Plan Area One, Section B. The Board reviewed the history of the sale of the property and the cost of a complete survey and recordation for the consolida- tion of the 15-foot parcel in question. BZA 4-21-76 Page 19 Minutes, H.B. Board of Zoning Adjustments April 21, 1976 Page 20 ON MOTION BY SPENCER AND SECOND BY CROSBY, CONDITION OF APPROVAL NO. B(1) OF THE ORIGINAL CONDITIONS OF APPROVAL IMPOSED UPON ADMINISTRA- TIVE REVIEW NO. 76-25 WAS RESCINDED, BY THE FOLLOWING VOTE: AYES: PALIN, NOES: NONE ABSENT: NONE SIGN REQUESTS: CROSBY, SPENCER SIGN REQUESTS NOS. A-2481 & A-2482 Applicant: Lavonne Harrison To permit a pole sign of 51 square feet and two wall signs of 28 square feet each, located at 16182 Pacific Coast Highway. The Board reviewed the location of the signs in respect to ground clearance and effects on traffic line -of -sight. ON MOTION BY PALIN AND SECOND BY CROSBY SIGN REQUESTS NOS. A-2481 AND A-2482 WERE APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: I. The sign plan reviewed April 21, 1976, shall be the approved layout. 2. The applicant shall comply with all requirements of Article 976 of the Huntington Beach Ordinance Code. 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 :df A