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HomeMy WebLinkAbout1978-02-08MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, FEBRUARY 8, 1978 - 1:15 PM BOARD MEMBERS PRESENT: SPENCER, EADIE, CROSBY CITY STAFF PRESENT: CHUCK BURNEY, FIRE DEPARTMENT REGULAR AGENDA ITEMS: TENTATIVE PARCEL MAP NO. 77-51 Applicant: Michael E. Reynolds To permit a two (2) lot division of land pursuant to Section 9921 of the Huntington Beach Ordinance Code , located on the east side of 12th Street approximately 50 feet south of Pecan Avenue in the Townlot Specific Plan, Area One. This request is covered by Negative Declaration No. 77-134. Chairman Eadie informed the Board that CE 78-02 has been filed for construction in con3unction with this parcel map. ON MOTION BY EADIE AND SECOND BY SPENCER NEGATIVE DECLARATION NO. 77-134 AND TENTATIVE PARCEL MAP NO. 77-51 WERE REFERRED TO THE PLANNING COMMISSION TO BE HEARD IN CONJUNCTION WITH CONDITIONAL EXCEPTION NO. 78-02, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-53 (In Conj./UP 77-83) Applicant: Vern Threlkeld To permit the following exceptions for a proposed 6-unit addition to an existing 10-unit apartment complex: 1) the retention of two existing 15-foot drives in lieu of the 25-foot drive required; 2) to allow credit for five (5) onstreet parking spaces to satisfy the guest parkinq requirement; 3) to allow a 65 percent lot cover- age in lieu of the 50 percent allowed by code; and 4) to grant a reduction of recreational open space from 5100 square feet to 3012 square feet. The subject property is located on the east side of Cameron Street approximately 750 feet south of Slater Avenue in an R3, Medium -High Density Residential District. Minutes, H.B. Board of Zoning Adjustments February 8, 1978 Page 2 This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Vern Threlkeld and Bob Cooley, property owner, were present at the meeting. Dave Eadie noted that an oral communication has been received from Mit Yamada, abutting property owner, objecting to the conditional exception, in particular the on -street parking credit. The Board reviewed the request with the applicants, explaining the findings of hardship necessary to justify granting the request and suggesting alternative approaches to the project. Mr. Cooley noted that by code he could place 28 units on a site of this size and indicated that he will bring the existing units up to code in con- junction with the new construction. Chuck Burney expressed the Fire Department's concern with the drive width and length and the lack of proper turning radius, which make it extremely difficult for emergency equipment to reach the rear of the property. Pat Spencer discussed the possibility of reciprocal access easements between subject property and the abutting side or rear properties, with some provision for reciprocal parking as well, noting that he would not be amenable to approve the reduced parking request. It was the consensus that the request as submitted constitutes overbuilding, due to the configuration of the present units which effectively precludes siting of the proposed number of additional units. After extensive discussion of options open to the developer and disposition of the request, the public hearing was closed. ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 77-53 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. The present plan layout poses a problem from an emergency access standpoint, thus imposing an imminent danger to the general welfare of the residents and to the protection of life and property. 2. The existing development with substandard drive widths, open space, parking, and lot coverage constrains the extent of im- provement to the rear portion of the property as proposed. How- ever, as all plan alternatives have not been addressed, there is insufficient hardship demonstrated to warrant the additional number of dwelling units proposed. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 2-8-78 Page 2 C F Minutes, H.B. Board of Zoninq Ad3ustments Fehruary 8, 1978 Page 3 USE PERMIT NO. 77-83 (In Conj./CE 77-53) Applicant: Vern Threlkeld To permit construction of an additional six (6) units to an exist- ing 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. Chairman Eadie opened the public hearing on the Neqative Declara- tion and the Use Permit. Bob Cooley and Vern Threlkeld were present at the meeting. The Board reviewed the information con- tained in the negative declaration request and the proposed miti- gating measures. ON MOTION BY EADIE AND SECOND BY SPENCER THE BOARD ADOPTED NEGATIVE DECLARATION NO. 77-114 WITH THE FOLLOWING SUGGESTED MITIGATING MEASURES, BY THE FOLLOWING VOTE: MITIGATING MEASURES: 1. If the developer proposes to provide air conditioning, the in- sulation 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. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. 3. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. Low volume heads shall be used on all spigots and water faucets. 5. Crime prevention techniques shall be applied to the design aspects of the pro]ect (e.g., single -cylinder locks, etc.). 6. 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. 7. A chemical analysis, as well as tests for physical properties of the soil on subject property, shall be submitted to the City for review prior to the issuance of building permits. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 2-8-78 Page 3 Minutes, H.B. Board of Zoning Ad3ustments February 8, 1978 Page 4 There being no persons present to address the Board in regard to this request, the public hearing was closed. In view of the denial of the Conditional Exception 77-53 the Board could not grant the Use Permit. The various options were explained to the applicants; that is, a continuance to permit revisions to the proposal, denial, or denial without pre3udice so that a new request might be filed on the property. The appeal procedure was also explained to the applicants, and a note made that in the event he should reapply the negative declaration processed today would apply to the new proposal and no additional environ- mental document would be required. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 77-83 WAS DENIED WITHOUT PREJUDICE, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-2 Applicant: James Ray Stead To permit a two (2) foot encroachment into the required rear setback in order to allow an addition to a single-family residence located on the south side of Breeland Drive approximately 160 feet west of Goldenwest Street 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; there being no one pre- sent to address the Board, the public hearing was closed. The chairman explained that a request for withdrawal has been re- ceived on this item. ON MOTION BY SPENCER AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-2 WAS WITHDRAWN AT THE REQUEST OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-3 (In Conj./UP 78-5) Applicant: John King To permit: 1) balcony and stairway to encroach four (4) feet in- to the required 10-foot rear yard setback; and 2) to allow BZA 2'--8-78 Page 4 Minutes, H.B. Board of Zoning Ad]ustments February 8, 1978 Page 5 55% lot coverage in lieu of the permitted 50%, on property loc- ated at the northwest corner of Warner Avenue and Nichols Street in an R2, Two -Family Residential District. This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. John King and Mike Major were present at the meeting. There being no other persons to address the Board in regard to this project, the public hear- ing was closed. The applicants were informed by the Board that additional dedica- tion to be required off Nichols Street and additional radius required on Warner Avenue will make his present plan unworkable. The Washington Street study presently under consideration in the Planning Department will also have impacts on this parcel. Mr. King was advised to contact the Planning Department for assistance in determining the status of the aforesaid study and its possible effects on the subject property. It was agreed by Board members and the proponents that this project be continued. ON MOTION BY SPENCER AND SECOND BY EADIE CONDITIONAL EXCEPTION NO. 78-3 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE REGULAR MEETING OF MARCH 8, 1978, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE USE PERMIT NO. 78-5 (In Conj./CE 78-3) Applicant: John King To permit construction of a duplex abutting an arterial highway on property located at the northwest corner of Warner Avenue and Nichols Street in an R2, Two -Family Residential District. This request is a Categorical Exemption, Class III, California Environmental Quality Act, 1970. Chairman Eadie opened the public hearinq. John King and Mike Major were present; there being no persons to address the Board in regard to this request, the public hearing was closed. The same constraints which affect CE 78-3 (additional street dedi- cation, property line radius on Warner, and the Washington Street study) also require continuation of the Use Permit. ON MOTION BY SPENCER AND SECOND BY EADIE USE PERMIT NO. 78-5 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE REGULAR MEETING OF MARCH 8, 1978, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 2-8-78 page 5 Minutes, H.B. Board of Zoning Adjustments February 8, 1978 Page 6 ADMINISTRATIVE REVIEW NO. 78-9 Applicant: Huntington Beach Company To permit development of a 20,490 square foot office building, the second phase of a 120,000 square foot Office Park located at the northeast corner of Main Street and Yorktown Avenue in an R5-0-CD, Office -Professional District combined with Oil Production and Civic District. This request is covered by Negative Declaration No. 76-92, adopted by the Board on October 13, 1976, upon approval of the original building within the park. Ben Cole and Gunnard Johnson were present at the meeting to repre- sent the application. The site layout was reviewed by the Board. It was noted that a parcel map for each phase of construction was a condition of the original approval; it was also noted for the record that the Huntington Beach Company's agreement to retention of the silos on the property applies to the total master plan of the development. ON MOTION BY EADIE AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 78-9 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 plot plan received and dated January 24, 1978, shall be the approved layout, for Phase 2 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; • 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 proponents shall be required to comply with Article 979 of the Huntington Beach Ordinance Code for parking provisions. 3. The following plans shall be submitted to the Planning Department: a. Landscape and irrigation plans complying with Article BZA 2-8-78 Page 6 Minutes, H.B. Board of Zoning Adjustments February 8, 1978 Page 7 979 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 mechani- cal equipment and shall delineate the type of material proposed to screen said equipment. 4. 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. 5. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm sys- tems, 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. 6. The developer shall participate in the local drainage assessment district. 7. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Main Street shall be improved to the centerline. Said im- provements 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 Citv_ of Huntington Beach street standards and re- quirements. C. GENERAL CONDITIONS: 1. The elevations received and dated January 24, 1978, shall be the approved elevations. 2. A tentative parcel map shall be filed and approved segre- gating this parcel from the remaining property held under the same ownership prior to the issuance of building permits. 3. The drive entries on Main Street shall be modified to re- flect the treatment on the conceptual plan for the total complex (dated and received October 4, 1976). 4. Identification signing for the development shall be referred to the Board of Zoninq Adjustments for review and approval action. BZA 2-8-78 Page 7 Minutes, H.B. Board of Zoning Adjustments February 8, 1978 Page 8 5. The applicant shall comply with statements submitted to the City in Negative Declaration No. 76-92 in regard to lighting, building materials, and maintenance of the quality of the water areas. 6. If the developer proposes to provide air conditioning, the insulation in ceilings and exterior walls shall be a mini- mum of R-19 and R-11, respectively. If no air condition- ing is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respect- ively. In commercial and industrial pro3ects, the "U" value of the structures shall offer the equivalent thermal insula- tion characteristics and may be calculated using ASHRAE methods. 7. 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. 8. Use of energy saving lighting, such as high pressure sodium vapor lamps, shall be used in parking lots. 9. The retention of existing tree stands within the project area is encouraged. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-6 Applicant: Chris Shaffer To permit a single-family dwelling to be constructed with a one - car garage and one open parking space in lieu of a two -car garage, on property located at the northeast corner of Acacia Avenue and 18th Street in the Townlot Specific Plan, Area A. This request is a Categorical Exemption, Class V(a), California Environmental Quality Act, 1970. Chairman Eadie opened the public hearing. No one was present to represent the application or to address the Board in regard to the request, and the public hearing was closed. The applicant has decided to amend her request to ask for side yard encroachment in place of the above -noted exception , and it is necessary to continue the application to permit revised public notices to be mailed. BZA 2-8-78 Page 8 F_� Minutes, H.B. Board of Zoning Adjustments February 8, 1978 Page 9 ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-6 WAS CONTINUED TO THE REGULAR MEETING OF FEBRUARY 15, 1978, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEM: ADMINISTRATIVE REVIEW NO. 78-16 Applicant: Ralph's Grocery Company To permit signs and banners for a qrand opening special event for a market located at the southwest corner of Beach Boulevard and Garfield Avenue in a C2, General Business District. The request was reviewed by the Board. ON MOTION BY SPENCER AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 78-16 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: 1. The plan received and dated February 8, 1978, shall be the approved plan, for the grand openinq banners and signs only. 2. This approval shall be for a 30-day period only, to terminate March 2, 1978. AYES: SPENCER, F.ADIE, CROSBY NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. 12 Charles P. Spen r, Secretary :df BZA 2-8-78 Page 9