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HomeMy WebLinkAbout1977-11-23MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 23, 1977 - 1:15 PM BOARD MEMBERS PRESENT: EADIE, CROSBY, QUINLAN CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY QUINLAN THE MINUTES OF THE REGULAR MEETINGS OF OCTOBER 12 AND 26, 1977, AND NOVEMBER 2, 1977, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE Dave Eadie noted that, although he was not present at the October meetings, the minutes have been reviewed by Jim Palin and found to be correct. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 77-60 Applicant: Richard Kent Ashby To permit reduction of the required front yard setback from fifteen (15) to ten (10) feet and four pilasters for a trellis structure in front of a garage located on the cul-de-sac of Nimble Circle approximately 175 feet south of Sundancer Lane in an R1, Low Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. Chairman Eadie opened the public hearing. Mr. Ashby was present at the meeting and described his project for the Board's information. There being no other persons present to address the Board in regard to the request, the public hearing was closed. The Board reviewed the request, considering development on adjacent properties, existing setbacks within the Harbour, and the size and shape of the subject lot. r Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 2 ON MOTION BY QUINLAN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 77-60 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The somewhat unusual depth of the lot imposes constraints in siting the unit on the property. 2. The availability for use of the rear yard is minimal. 3. The extent of the encroachment is minimal, as the major portion of the requested variance involves merely a pilaster/lattice frame. This is similar to an architectural feature as it is not usable from standpoint of open space, storage, living area, or coverage for protection of cars. 4. The granting of the conditional exception will not be detrimental to adjacent properties or other properties in the same general area and zoning classification. 5. Sight angle provisions for vehicular maneuverability have not been hindered; therefore, no safety problem would be present. 6. The intent of the code is satisfied by the siting of the building, and the additional features are primarily for enhancement of aesthetics only. 7. Granting of the conditional exception does not constitute grant- ing of special privilege not enjoyed by similar properties in similar zoning classifications. 8. Granting of the request complies with the theme of the courtyard concept design, which is allowed under certain circumstances by right. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated November 7, 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: 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 11-23-77 Page 2. 1 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 ' Page 3 2. All applicable fees shall be paid prior to issuance of building permits. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE USE PERMIT NO. 77-95 Applicant: Lewis B. Armstrong To permit reduction in side yard setback from five (5) feet required to three (3) feet, for an 870 square foot addition to an existing dwelling constructed at 3-foot setback, located at 405 loth Street on the west side of the street 50 feet north of Orange Avenue in the Townlot Specific Plan Area One, Section A. This request is a Categorical Exemption, Class V, California Environ- mental Quality Act, 1970. Chairman Eadie opened the public hearing. Lewis Armstrong was pre- sent at the meeting and addressed the Board to explain his request. There being no other persons to speak for or against the proposal, the public hearing was closed. Board review included consideration of eave overhang and window openings in the encroaching wall and the possible need for dedication off the alley to obtain adequate turning radius. It was the consensus of the Board that a continuation would be necessary to permit inves- tigation of the existing dedication and the effect on the plan such dedication, if required, might have. ON MOTION BY CROSBY AND SECOND BY EADIE USE PERMIT NO. 77-95 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE REGULAR MEET- ING OF NOVEMBER 30, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO.'77-47 Applicant: Foxx Development Company, To permit consolidation of ten (10) existing lots into three (3) separate lots located on the west side of Huntington Street between Adams and Rochester Avenues in the Oldtown Specific Plan District 2 combined with Oil Production District. This request is a Categorical Exemption, Class 4, California Envir- onmental Quality Act, 1970. Rick Nowling was present at the meeting and indicated his firm's receipt of and concurrence with the suggested conditions of approval. BZA 11-23-77 Page 3 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 4 The Board noted that this application has been filed to comply with conditions previously imposed on Use Permit No. 76-66 and satisfies the criteria outlined in those conditions. ON MOTION BY CROSBY AND SECOND BY QUINLAN TENTATIVE PARCEL MAP NO. 77-47 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING 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 November 11, 1977, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the De- partment of Public Works and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-200 Applicant: Edith Jones To permit construction of a 12,530 square foot, tilt -up industrial building located on the east side of Chemical Lane approximately 500 feet south of McFadden Avenue in an M1-A, Restricted Manufactur- ing District. This,request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Mrs. Jones and Richard Carter were present at the meeting. Bruce Crosby noted that the drive apron width would have to be modi- fied; the applicants were informed of requirements of the code which would also have to be shown on the plan. ON MOTION BY EADIE. AND SECOND BY QUINLAN ADMINISTRATIVE REVIEW NO. 77-200 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: e BZA 11-23-77 Page 4 1 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 5 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PER11ITS: 1. The conceptual site plan received and dated November 9, 1977, shall be the approved layout, subject to the modifi- cation described herein: The drive apron width shall be shown at thirty-five (35) feet, constructed to the specifications of the Department of Public Works. A revised site plan depicting the above modification and the code requirements reviewed at the Board meeting (attached) shall be Submitted to the Planning Department for review for compliance concurrently with submittal to the Department of Building and Community Development on application for building permits. 2. All applicable fees shall be paid prior to issuance of build- ing 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. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-202 Applicant: Architectural Team Three To permit construction of a 16,052 square foot industrial building located on the east side of Bolsa Chica Street approximately 750 feet south of Bolsa Avenue in an Ml-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Mark Galik was present to represent the application. The Board dis- cussed with the applicant certain deficiencies on the plan which will need to be corrected on a revised layout. BZA 11-23-77 Page 5 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 6 ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-202 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 site plan received and dated November 10, 1977, shall be the approved layout, subject to the modifi- cations described herein: a. The entrance drive shall be a minimum width of twenty (20) feet on each side. b. Dimension from centerline of Bolsa Chica to subject property line shall be shown. c. Building shall be reduced to obtain the required thirty (30) foot setback from the north property line. d. The trash area shall be enclosed by a 6-foot high masonry wall with solid gate. e. Rooftop screening for mechanical equipment shall be pro- vided. f. Wheel stops shall be shown. g. A six (6) inch curbing shall be required to contain land- scaping. h. Screening treatment for the parking shall be shown. i. Parking shall be delineated and dimensioned in relation to the revised drives. The modifications outlined above shall be depicted on the revised plan submitted to the Department of Building and Community Devel- opment 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. BZA 11-23-77 Paae 6 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 7 2. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. A copy of the recorded reciprocal easement agreement as conditioned on the approval of TT 8688X shall be submitted to the Planning Department file. NOTE: The drive locations on subject request are precisely as approved by the Planning Commission when it approved TT 8688X. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-204 (Special Event) Applicant: Huntington Harbour Philharmonic Committee To permit fifteenth annual Symphony of Lights parade to be held December 10 through December 22, 1977, within the waters of Hunt- ington Harbour channels with parking available in the Harbour Mall shopping center on Algonquin Street. This request is a Categorical Exemption, Class 11, California Envir- onmental Quality Act, 1970. No one was present to represent the application. The proposal was reviewed by the Board. ON MOTION BY EADIE AND SECOND BY QUINLAN ADMINISTRATIVE REVIEW NO. 77-204 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The site plan and project description received and dated Novem- ber 16, 1977, shall be the approved project. 2. The applicant shall obtain all necessary electrical permits. 3. An onsite inspection of the area by the Fire Department prior to the event shall be required. 4. If the Committee proposes to rope off any of the parking, a permit shall be obtained from the City of Huntington Beach prior to any such blockage to assure that there is sufficient access remaining for emergency vehicles. 5. A certificate of insurance form shall be filed in the License Division of the Finance Department ten (10) days prior to the event. BZA 11-23-77 Page 7 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 8 AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: USE PERMIT NO. 77-84 Applicant: Ronald I. Brindle Request for temporary waiver of right-of-way improvements for a previously approved wholesale nursery operation located on Golden - west Street approximately 800 feet north of Garfield Avenue. Ron Brindle and Clarence Brindle were present at the meeting. Chairman Eadie explained the request, noting that although this is not a public hearing testimony will be taken from anyone wish- ing to address the issue. Ron Brindle spoke in justification of his request, citing the fol- lowing: 1) there are provisions in the code permitting waivers of this nature for agricultural and temporary uses; 2) access to the subject property is available directly from other property under his ownership; therefore this use will not create any additional traffic load on Goldenwest; 3) drainage of the property is 90 per- cent to the west; therefore, the use will not change the drainage flow or direction; and 4) Goldenwest is 95 percent unimproved be- tween Slater and Clay Avenues; therefore, it seems impractical at this time to require full improvement of this portion of right-of- way on that street. John Thomas addressed the Board, questioning the temporary nature of the use, the equity of permitting the waiver when he and others have been required to install improvements, and what future plans Mr. Brindle miqht submit for the industrial parcel between the sub- ject site and his existing wholesale nursery operation which might also involve a waiver request. Mrs. Jean Schumacher of 6921 Lawn Haven Drive spoke in opposition to granting of the waiver. She stated that the additional improved right-of-way would provide emergency parking area and make the street safer for use by bicyclists and other non -vehicular traffic. She also expressed the opinion that improvement of the street section would help alleviate the drainage and flooding problems at the corner of Goldenwest and Garfield and would improve the aesthetics on Goldenwest Street. Board discussion ensued. Dave Eadie pointed out that the code does permit waivers to be granted in certain instances and that the fundamental question is the distinction between the permanent indus- trial uses on the east side of Goldenwest and the temporary uses allowed by the zoning on the westerly side of the street. BZA 11-23-77 Page 8 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 9 The Board discussed the conditions imposed on the industrial use which separates the existing nursery operation and the subject site, the traffic generation which might be expected from the pro- posed use, and the other points raised at the meeting. Bruce Crosby indicated that the Department of Public Works would wish to review the testimony presented today and suggested a con- tinuance of the request to permit reevaluation of all information prior to action. ON MOTION BY QUINLAN AND SECOND BY EADIE THE REQUEST FOR TEMPORARY WAIVER OF STREET IMPROVEMENTS FOR USE PERMIT NO. 77-84 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE MEETING OF NOVEMBER 30, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-194 Applicant: James Hetzler Review of conditions of approval for an 11,300 square foot industrial building located on the east side of Chemical Lane approximately 250 feet south of McFadden Avenue in an M1-A, Restricted Manufactur- ing District. Dave Eadie informed the Board that review of this request is nec- essary because openings on the zero property line, as well as a pro- posed second story, were not previously considered. ON MOTION BY EADIE AND SECOND BY CROSBY THE BOARD VOTED TO RECON- SIDER ADMINISTRATIVE REVIEW NO. 77-194, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE Board review ensued, including ratio of parking spaces to floor area and the need for the elimination of the lot line if the plan is to be constructed as originally approved•. ON MOTION BY EADIE AND SECOND BY CROSBY THE CONDITIONS OF APPROVAL FOR ADMINISTRATIVE REVIEW NO. 77-194 WERE AMENDED AS FOLLOWS, BY THE FOLLOWING VOTE: AMENDED CONDITIONS OF APPROVAL: ADD: B. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY: 1. A tentative -parcel map shall be filed and recorded to remove the property line between subject parcel and the abutting parcel to the north under the same ownership. BZA 11-23-77 )age 9 Minutes, H.B. Board of Zoning Adjustments November 23, 1977 Page 10 C. GENERAL CONDITION: 1. The parking provided on the approved layout shall suffice for only the first -floor portion of the subject building. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 77-45 Applicant: Emerald Engineering To permit consolidation of 11 lots into 2 lots on property located on the north side of Portland Avenue between Alabama and Hunting- ton Streets in the Oldtown Specific Plan, District Two. ON MOTION BY EADIE AND SECOND BY QUINLAN TENTATIVE PARCEL MAP NO. 77-45 WAS REFERRED TO THE PLANNING COMMISSION MEETING OF DECEMBER 6, 1977, TO BE HEARD IN CONJUNCTION WITH TT 10172, BY THE FOLLOW- ING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. Dave Eadie Secretary :df 1 BZA 11-23-77 Page 10