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HomeMy WebLinkAbout1977-11-30MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 30, 1977 - 1:15 PM BOARD MEMBERS PRESENT: EADIE, CROSBY, BEHRENS CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY EADIE THE MINUTES OF THE REGULAR MEETING OF NOVEMBER 9, 1977, WERE APPROVED AS TRANS- CRIBED, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY NOES: NONE ABSENT: NONE ABSTAIN: BEHRENS REGULAR AGENDA ITEMS: USE PERMIT NO. 77-88 (Cont. from 11-9-77) Applicant: Gary D. Potter To permit construction of two 8-unit apartment buildings extending more than 150 feet from a public street, located on the south side of Aldrich Street approximately 250 feet west of Beach Boulevard in an R3, Medium -High Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. Chairman Eadie opened the public hearing. No one was present to represent the application or to speak for or against the proposal; the public hearing was closed. Dave Eadie reported that the applicant has requested a further con- tinuance to permit revision to the plot plan. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 77-88 WAS CONTINUED TO THE REGULAR MEETING OF DECEMBER 7, 1977, AT THE REQUEST OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE Minutes, November Page 2 H.B. Board of Zoning Adjustments 30, 1977 USE PERMIT NO. 77-94 Applicant: Thomas H. Bernatz To permit the construction of a 15,000 square foot qeneral commer- cial building to house small retail shops, located on the southwest corner of Beach Boulevard and Terry Drive in a C4, Highway Commer- cial District. This request is covered by Negative Declaration No. 77-127. Chairman Eadie opened the public hearing. Thomas Bernatz, Robert Jarrard, and Paul Saunders were present to represent the proposal. Mr. Bernatz addressed the Board to comment on the architectural treatment on the rear of the buildings, which will be handled in such a manner that they will present a good visual effect to the proposed R2 development to the rear. He also pointed out that he has planned for a 10-foot landscaping berm facing Beach Boulevard to improve the aesthetics from that right-of-way. Bob Jarrard, who will develop the R2 property to the west of this parcel if the pending rezone is approved, informed the Board that he will develop his property to harmonize with the subject proposal and will provide landscape screening between the two uses. Dave Eadie noted that Mr. Jarrard has indicate tat he cannot relinquish additional land to the west to provide for 900 parking in the rear of the subject site. Discussion ensued on this point. ` The Board reviewed the information contained in the Negative Declara- tion request and considered mitigation measures applicable to the project. Comments from the Environmental Council were read and dis- cussed. ON MOTION BY BEHRENS AND SECOND BY CROSBY THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT UPON THE ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 77-127 WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS NOS. C3 THROUGH C5 IMPOSED ON THE USE PERMIT, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE There being no persons present to address the Board in regard to the subject proposal, the public hearing was closed. The Board reviewed the request, considering in particular the access, circulation, and parking provided. ON MOTION BY BEHRENS AND SECOND BY CROSBY USE PERMIT NO. 77-94 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: Minutes, H.B. Board of Zoning Adjustments November 30, 1977 Page 3 a. The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use. 2. 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 site plan received and dated November 8, 1977, shall be the approved layout, subject to the following: The rear drive shall be for one-way traffic only, and shall be posted "no entry" from the rear of the adjoining Red Lobster facility. The modification outlined above shall be delineated on the plan submitted to the Department of Building and Community Develop- ment 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. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. A tentative parcel map shall be filed to separate subject parcel from the parcel to the west. 2. Reciprocal access easement agreement shall be filed and re- corded to provide reciprocal egress/ ingress between subject parcel and the Red Lobster facility abutting to the south. C. GENERAL CONDITIONS: 1. The approval of this Use Permit shall become null and void in the event that the parcel to the west of subject property is not zoned residential and/or the reciprocal access ease- ment noted above cannot be obtained. BZA 11-3p-77 page 3 Minutes, H.B. Board of Zoning Adjustments November 30, 1977 Page 4 2. Natural gas shall be stubbed in at the locations of cook- ing facilities, water heaters, and central heating units. 3. Low -volume heads shall be used on all spigots and water faucets. 4. 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. 5. If outside lighting is included onsite, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjac- ent areas and for energy savings. AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-205 Applicant: Alfred Mayer To permit construction of a 25,997 square foot industrial building located at the northwest corner of Engineer Drive and Springdale Street in an M1-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Chairman Eadie reported that a request has been received from the applicant for a continuance of this item. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-205 WAS CONTINUED AT THE REQUEST OF THE APPLICANT TO THE REGULAR MEETING OF DECEMBER 7, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-207 Applicant: Ray G. Durda To permit construction of two (2) single-family dwellings located on the northwest corner of 19th Street and 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. No one was present at the meeting to represent the application. BZA 11-30-77 PaSe 4 Minutes, H.B. Board of Zoning Adjustments November 30, 1977 Page 5 Board review found the application to be in compliance with code requirements. ON MOTION BY BEHRENS AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-207 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual site plan received and dated November 30, 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. 2. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: t 1. A permanent maintenance easement shall be filed and recorded on the property occupied by Unit B to permit maintenance of the garage located on zero property line on Unit A. Said easement shall be a minimum width of three (3) feet and shall extend from the front of the garage to the rear property line. AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-208 Applicant: Ray G. Durda To permit construr;tion of two (2) single-family dwellings located on the west side of 19th 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. No one was present to represent the application. BZA 11-30-77 Page 5 Minutes, H.B . Board of Zoning Adjustments November 30, 1977 Page 6 Board review found the application to be in conformance with code requirements. ON MOTION BY BEHRENS AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-208 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual site plan received and dated Novem- ber 30, 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. 2. All applicable fees shall be paid prior to issuance of building permits. AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE USE PERMIT NO. 77-95 (Cont. from 11-23-77) Applicant: Lewis 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 side 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 Envir- onmental Quality Act, 1970. Chairman Eadie reopened the public hearing. Mr. Armstrong was present at the meeting. There being no persons to address the Board in regard to this matter, the public hearing was closed. The Board reviewed the request. John Behrens noted that the value of the addition does not exceed the allowed percentage of the value BZA 11-30-T7 Page 6 1 Minutes, H.B. Board of Zoning Adjustments November 30, 1977 Page 7 of the original dwelling; therefore, alley dedication cannot be required. However, in order to provide the required turning rddius the garage will have to be set back on the lot, as there is no existing legal rear property line encroachment to justify a reduced rear setback. This additional setback will preclude devel- opment of the site as proposed. The Board extensively reviewed with the applicant the alternative actions which could be taken on the project (which the Board has no authority to grant as presently proposed). It was the consensus of the Board and the applicant that a further continuance would be necessary to permit staff investigation of rear setbacks on neigh- boring developments and to allow the applicant time to reasses his project. ON MOTION BY BEHRENS AND SECOND BY EADIE USE PERMIT NO. 77-95 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE REGULAR MEET- ING OF DECEMBER 7, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, BEHRENS NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: USE PERMIT NO. 77-84 (Cont. from 11-23-77) Applicant: Ronald I. Brindle Request for a temporary waiver of required street improvements on Goldenwest Street for a previously approved landscape nursery and tree storage yard located on Goldenwest Street approximately 800 feet north of Garfield Avenue. Ron Brindle and Jerry Ramsey, architect, were present at the meet- ing, as were John Thomas and Jean Schumacher. Mr. Ramsey informed the Board that his firm has been retained by Mr. Brindle to prepare a master plan for the eventual development of the total ten acres at this location, and asked that the street improvements be deferred at least until such a plan can be finalized. Mr. Thomas and Ms. Jean Schumacher addressed the Board, reiterating their previous objections to any waiver of full improvements, for the same reasons set forth at the previous meeting. Bruce Crosby reported that the Department of Public Works has subse- quently reviewed the request and submitted two recommendations: that the entry gate be relocated and that a 12-foot paved lane be pro- vided on the subject right-of-way at this time. Dave Eadie discussed the transitional nature of the zoning on the property, and reviewed again the time periods involved in both the "temporary" use and the waiver of improvements. BZA 11-30-77 Page 7 Minutes, H.B. Board of Zoning Adjustments November 30, 1977- Page 8 John Behrens indicated that he could see no present advantage in the paved 12-foot lane, noting that it would be more likely to increase the hazards in the area than to decrease them because of cars pulling right to use the lane and then having to cut back out into the traffic. He also noted that the one-year time period which a waiver would allow the present applicant compares very fav- orably with the time between imposition of the requirement for improvements on Mr. Thomas's property and the time such improvements were actually installed. ON MOTION BY CROSBY AND SECOND BY EADIE THE REQUESTED WAIVER OF FULL STREET IMPROVEMENTS FOR USE PERMIT NO. 77-84 WAS GRANTED WITH i THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The driveway shown on Goldenwest Street on subject property shall either be completely deleted or relocated to a point dir- ectly opposite Ernest Street. 2. Full street improvements shall be waived for a period of one (1) year, but a 12-foot paved lane shall be provided along -the property frontage on Goldenwest Street at this time. AYES: EADIE, CROSBY NOES: BEHRENS ABSENT: NONE THERE B G NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. v ave Eadie, Secretary :df BZA 11-30-77 Page '