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HomeMy WebLinkAbout1977-10-26MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, OCTOBER 26, 1977 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, CROSBY, BEHRENS CITY STAFF PRESENT: CHUCK BURNEY, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY BEHRENS THE MINUTES OF THE REGULAR MEETING OF OCTOBER 5, 1977, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 77-176 (Cont. from 10-5-77) Applicant: Rod S. Lightner To permit construction of a single-family dwelling pursuant to Section 9354.16 of the Huntington Beach Ordinance Code, located on the east side of 14th Street approximately 50 feet north of Acacia Avenue in the Townlot Soecific Plan Area One, Section A. This request is a Categorical Exemption, Class III, California En- vironmental Quality Act, 1970. Tod Schooler and Rod Lightner were present to represent the appli- cation. Jim Palin reviewed the Board's previous action, which had left a motion for denial pending revision to the plan. The applicants have submitted a revised plan which eliminates the bath, removes the "kitchenette," and relocates a storage closet; however, the plan still shows a separate entrance to the second floor room, leaving it still completely separable and readily convertible to a rental in the opinion of the Board. After discussion of possible methods of complying with the expressed concerns, the applicant requested a week's continuance to again revise the plan. Minutes, H.B. Board of Zoning Ad3ustments October 26, 1977 Page 2 ON MOTION BY BEHRENS AND SECOND BY PALIN, PENDING ACTION ON ADMIN- ISTRATIVE REVIEW NO. 77-176 WAS CONTINUED TO THE REGULAR MEETING OF NOVEMBER 2, 1977, AT THE APPLICANT'S REQUEST, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-53/USE PERMIT NO. 77-83 Applicant: Vern Threlkeld Request to permit retention of two (2) existing fifteen (15) foot drives in lieu of the twenty-five (25) foot drive required, for the construction of an additional six (6) units to an existing ten (10) unit apartment complex located on the east side of Cameron Street approximately 750 feet south of Slater Avenue in an R3, Medium -High Density Residential District. This request is covered by Negative Declaration No. 77-114. Jim Palin reported that the applicant has requested a continuance of this item to permit him to revise his plans. ON MOTION BY PALIN AND SECOND BY BEHRENS CONDITIONAL EXCEPTION NO. 77-53 AND USE PERMIT NO. 77-83 WERE CONTINUED AT THE APPLICANT'S REQUEST TO THE MEETING OF NOVEMBER 9, 1977, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-55 Applicant: Don Aselin To permit a reduction in the minimum dimension for a 300 square foot portion of the total 1200 square foot open space area from 15 feet required to 1213", to allow construction of a family room/sauna addition, located at the northeast corner of Panacea Drive and Chubasco Street in an R1, Low Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. Jim Palin opened the public hearing. Don Aselin was present at the meeting and further explained his request to the Board. Mrs. Welch and Blanche Toby, owners of nearby residences, also addressed the Board in support of the proposed project. There being no other persons to speak in regard to the proposal, the public hearing was closed. Board reivew ensued. BZA 10-26-77 Page 2 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 3 ON MOTION BY BEHRENS AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 77-55 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The subject corner lot is the same width as a normal interior lot in the neighborhood, which presents some difficulty in utilization of the site. 2. The substitute yard space as proposed will provide adequate outdoor living and activity area, and the facilities proposed to be constructed within the reduced minimum dimension do pro- vide additional recreational facilities, which is the purpose of the open space requirements. 3. The granting of the conditional exception will not be materially detrimental to the public welfare or injurious to property in the same vicinity and zone classification. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF PERMITS: 1. The conceptual plot plan received and dated October 11, 1977, shall be the approved layout. 2. All applicable fees shall be paid prior to issuance of permits. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-56 Applicant: Bernard J. Luskin To permit reduction in the required depth for entry drive from 22 feet to 18 feet to allow relocation of a garage door to front onto Melville Circle, located at 16621 Melville Circle on the west side of the street 125 feet south of Wellington Drive in an R1, Low Density Residential District. This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Jim Palin opened the public hearing. Mr. Luskin was present at the meeting, citing the slope of the lot at the rear and the existence of other residences in the area with similar setbacks. There being no other persons to address the Board in regard to this request, the public hearing was closed. BZA 10-26-77 Page 3 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Pago 4 Board review included discussion of the justification presented by the applicant, the possibility of dislocation of trees or street furniture in the parkway, type of garage doors proposed to be installed, and existence of other variances in the area. ON MOTION BY BEHRENS AND SECOND BY PALIN CONDITIONAL EXCEPTION NO. 77-56 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The topographical features at the rear of the subject property had necessitated siting of the dwelling at a forward location on the lot. 2. Because of a variety of special circumstances existing in the area, granting of this conditional exception does not consti- tute the granting of a special privilege not enjoyed by other properties in the same general vicinity. 3. The applicant has indicated that an automatic garage door opener will be installed to assure that automobiles will not project across the public sidewalk. 4. Granting of the request will not be materially detrimental to properties in the same vicinity and zone classification. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated October 12, 1977, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: . 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. All applicable fees shall be paid prior to issuance of building permits. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE BZA 10-26-77 Page 4 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 5 USE PERMIT NO. 77-85 Applicant: Ring Bros. Corporation To amend Use Permit No. 77-71 by the addition of 1,875 square feet within an existing shopping center. The purpose of the amendment is to provide building area for commercial uses such as a Marshall's drygoods store, restaurant, bank, Bedroom City, and miscellaneous small retail shops and to eliminate the State Em- ployment Office from a portion of the original building. The addi- tional square footage is proposed to be on the southerly portion of the existing structure, projecting an additional 25 feet towards Terry Drive, located on the east side of Beach Boulevard approximately 120 feet north of Terry Drive in a C4, Highway Com- mercial District. The subject request is a Categorical Exemption, Class I, Calif- ornia Environmental Quality Act, 1970. Jim Palin opened the public hearing.Gary Thompson was present to represent the applicant. Mr. Anderson, Mr. Pierce, Mr. Schwartz, Mrs. Womack, and two unidentified persons in the audience addressed the Board in opposition to the project. The speakers cited noise and traffic intrusion into their tract, additional parking loads which they feel will be placed on Terry Drive, and safety factors within the community as the basis for their opposition. In response to questions from the ab noted that the proponent does not ha proposed 1875 square foot expansion at this time what type of use might There being no other persons present public hearing was closed. ove speakers, Mr. Gary Thompson ve a committed tenant for the requested and cannot specify be operating at that location. to address the Board, the The Board reviewed the request, emphasizing that it concerned only the proposed additional space and did not affect the already approved prior applications on the site. Methods of traffic con- trol were reviewed which might serve to reduce impacts upon the neighboring residential uses, and it was the consensus that closure of the most easterly drive off Terry could help achieve that pur- pose. Methods of buffering the onsite parking and exterior eleva- tions of the proposed addition were also discussed. ON MOTION BY BEHRENS AND SECOND BY CROSBY USE PERMIT NO. 77-85 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; BZA 10-26-77 Page 5 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 6 b. Property and improvements in the vicinity of such use or building. 2. The granting of a Use Permit will not adversely affect the General 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 and dated October 17, 1977, shall be the approved layout, subject to the follow- ing: a. Closure of the easterly drive on Terry Drive. b. Treatment of the landscaped area shall comply with the requirements of Article 979 of the Huntington Beach Ordinance Code by one of the following alternatives: wall, mounding, or intensified landscaping to screen parking. C. Pedestrian access in the easterly wall of subject building shall be limited to service and emergency pur- poses only, and no primary access shall be taken at that location. The modifications described above shall be depicted upon the plan submitted to the Department of Building and Community De- velopment upon application for building permits for this 1,875 square foot addition. 2. Elevations for the exterior wall treatment shall be in sub- stantial compliance with elevations and materials originally proposed and approved for the expansion permitted by Use Permit No. 77-71. 3. Action in approving the subject request does not nullify the prior approval and the conditions of approval previously imposed for Use Permit No. 77-71. 4. All applicable fees shall be paid prior to issuance of building permits. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE Applicant and the audience were instructed as to the appeal pro- cedures and the time period allowed for such appeal. BZA 10-26-77 Page 6 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 7 t ADMINISTRATIVE REVIEW NO. 77-184 Applicant: L. D. Zehnder To permit construction of two (2) single-family dwellings located on the east side of 15th Street approximately 50 feet north of Walnut Avenue in the Townlot Specific Plan Area One, Section B. This request is a Categorical Exemption, Class III, California En- vironmental Quality Act, 1970. Mr. Zehnder was present at the meeting. The Board reviewed the request, discussing entry width, alley dedi- cation, and setback. ON MOTION BY PALIN AND SECOND BY CROSBI ADMINISTRATIVE REVIEW NO. 77-184 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received and dated October 18, 1977, shall be the approved layout, subject to the modifi- cations outlined herein: a. The main entry on Lot 6 shall be increased to a minimum width of five (5) feet. b. If proper dedication has not been made across the alley from Lots 8 and 10, the garage setback on those lots shall be adjusted to provide the required turning radius. The modifications outlined above (if necessary) shall be de- picted on the plan submitted to the Department of Building and Community Development upon application for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation 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. All applicable fees shall be paid prior to issuance of building permits. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE BZA 10-26-77 Page 7 Minutes, N.B. Board of Zoning Adjustments October 26, 1977 Page 8 ADMINISTRATIVE REVIEW NO. 77-185 (Special Event) Applicant: Liberty Christian School Boosters Club To permit a pumpkin sale special event to be held through October 21, excluding the 30th and the 23rd, on property located at 7661 Warner Avenue. This request is a Categorical Exemption, Class IV, California Environmental Quality Act, 1970. No one was present to represent the request. Board review ensued. ON MOTION BY PALIN AND SECOND BY BEHRENS ADMINISTRATIVE REVIEW NO. 77-185 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: 1. The site plan and request received and dated October 18, 1977, shall be the approved project. 2. Access to the sales lot and parking shall be taken from Nichols Street only. 3. The applicant shall obtain all necessary electrical permits. 4. An onsite inspection by the Fire Department shall be held prior to the event. 5. A certificate of insurance policy shall be filed with the License Division of the Finance Department ten (10) days prior to the event. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-186 Applicant: C. Gary Hargrove To permit construction of an 11,580 square foot concrete tilt -up industrial building located on the west side of Transistor Lane approximately 137 feet north of Machine Drive in an M1-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Gary Hargrove was present at the meeting. Board review found the plan to be in compliance with code except for drive apron width. BZA 10-26-77 Page 8 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 9 ON MOTION BY PALIN AND SECOND BY BEHRENS ADMINISTRATIVE REVIEW NO. 77-186 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 and dated October 18, 1977, shall be the approved layout, subject to the modifi- cations described herein: a. The drive apron approach shall be modified to a width of thirty-five (35) feet with a rolled curb pursuant to standards of the Department of Public Works. b. No outside storage shall be allowed, as it has not been delineated upon the site plan. The modification described above shall be delineated upon the plan submitted to the Department of Building and Community De- velopment upon 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. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Street trees shall be installed in compliance with the conditions of approval imposed on TT 6948. AYES: PALIN, CROSBY, BEHRENS NOES: NONE ABSENT: NONE BZA 10-26-77 Page 9 Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 10 MISCELLANEOUS AGENDA ITEMS: USE PERMIT NO. 77-82/ADMINISTRATIVE REVIEW NO. 77-177 (Rev.) Applicant: Fate Saint Request to consider revised plans for location of a truck loading door for a 12,049 square foot industrial building located on the northeast corner of Machine Drive and Pipeline Lane in an M1-A, Restricted Manufacturing District. Mr. Saint was present at the meeting. Jim Palin explained to the Board that the applicant has asked for reconsideration of the plan for the subject project, which was conditionally approved by the Board on October 19. The revised plan shows an overhead door on Machine Drive located at the extreme east corner of the building, to replace the two deleted doors on the prior plan. ON MOTION BY CROSBY AND SECOND BY PALIN THE BOARD VOTED TO RECON- SIDER ITS PREVIOUS APPROVAL, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY NOES: NONE ABSENT: NONE ABSTAIN: BEHRENS The Board reviewed the revised plan. Mr. Saint, explaining his need for cross -ventilation of the building, also requested permis- sion to install another door in the rear wall; the Board found this acceptable, but cautioned the proponent that he would also have to retain the 3-foot fire door in that wall as well. The sight angle requirement was explained to the applicant. ON MOTION BY PALIN AND SECOND BY CROSBY THE CONDITIONS OF APPROVAL FOR USE PERMIT NO. 77-82 AND ADMINISTRATIVE REVIEW NO. 77-177 WERE AMENDED AS FOLLOWS, BY THE FOLLOWING VOTE: USE PERMIT NO. 77-82 - AMENDED CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual revised plan received and dated October 26, 1977, shall be the approved layout, showing the overhead door on Machine Drive at the easterly corner of the build- ing and an additional 10 by 12 foot door on the rear wall of the building within two or three feet of the fire exit door shown on that wall. 2. Condition No. A-l(a) of the original conditions of approval imposed on this request on October 19, 1977, shall be deleted. BZA 10-26-77 Page 10 Ll Minutes, H.B. Board of Zoning Adjustments October 26, 1977 Page 11 3. All other conditions as originally imposed shall continue to apply. ADMINISTRATIVE REVIEW NO. 77-177 - AMENDED CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plan received and dated October 26, 1977, shall be the approved layout subject to the amended conditions imposed on Use Permit No. 77-82. 2. All other previously imposed conditions shall continue to apply. i AYES: PALIN, CROSBY NOES: NONE ABSENT: NONE ABSTAIN: BEHRENS THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. n JcIrfnes W. Palin, Sebretary Board of Zoning Adjustments :df BZA 10-26-77 Page 11