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HomeMy WebLinkAbout1978-08-02MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, AUGUST 2, 1978 - 1:15 PM BOARD MEMBERS PRESENT: LIPPS , EADIE, CROSBY CITY STAFF PRESENT: CHUCK BURNEY, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY EADIE, THE MINUTES OF THE REGULAR MEETINGS OF JULY 12 AND JULY 19, 1978, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY NOES: NONE ABSENT: LIPPS REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 78-47 Applicant: William F. Farell To permit construction of a six (6) foot high block wall on a front property line on property located on the northwesterly corner of Channel Lane and Gilbert Drive in an R1, Low Density Residential District. This request is a Categorical Exemption, Class 5, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. William Farell was present and informed the Board that his immediately adjacent neighbor was in agreement with his proposal and had submitted a letter to the file to this effect. There being no other persons to address the Board, the public hearing was closed. The Board discussed the orientation of the unit on the lot and the code definitions of "front" and "side" property lines. Walt Lipps stated that in his opinion what approval of this request would grant would be a reduction in rear setback to five feet, and noted that it would be legally possible in the future for a fence to be constructed at six foot height along the Channel Lane side of this property, which is actually the side property line of the lot. Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 2 ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-47 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDI- TIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The unique siting of the dwelling unit on the lot results in the code -defined "front" yard becoming in effect an exter- ior side yard of the property. 2. A hardship has been demonstrated on the lot, as this is the only lot on the island with a similar configuration on which the dwelling has been oriented with the front of the house facing the code -defined "side" yard of the lot, and it is the Board's deterimnation that this situation could not have been foreseen upon original entitlement of the tract in which subject property is located. 3. The granting of the Conditional Exception is necessary in order to preserve the enjoyment of a substantial property right enjoyed by other property owners in the same zoning classification; i.e., the right to a wall on the exterior side , property line. 4. The granting of the Conditional Exception will not constitute a grant of special privilege inconsistent upon other proper- ties in the vicinity and under the same zoning classifications. 5. The granting of the Conditional Exception will not be mater- ially detrimental to the public welfare, or injurious to property in the same zone classification. 6. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 7. The applicant has agreed to a condition of approval which will prohibit any future construction of a fence over 42" in height on the Channel Lane frontage of the property. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received and dated July 7, 1978, shall be the approved conceptual layout. B. GENERAL CONDITION: 1. No future construction of any wall exceeding forty-two (42) inches in height shall be allowed along the property line fronting on Channel Lane. AYES: EADIE, CROSBY NOES: LIPPS ABSENT: NONE BZA 8-2-78 Page 2 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 3 CONDITIONAL EXCEPTION NO. 78-48 Applicant: Mr. and Mrs. Leroy Knowles To permit a reduction of minimum open space dimension from 20 to 15 feet on property located on the northwest corner of Caliente Drive and Del Mar Lane in an R1, Low Densitv Residen- tial District. This request is a Categorical Exemption, Class 5, California Environmental Quality Act, 1970. Chairman Eadie opened the public hearing. Mrs. Knowles and Steve Ellison were present at the meeting. There being no persons to speak for or against the proposal, the public hearing was closed. The Board discussed the orientation of the dwelling unit on the lot and the amount of open space remaining after construction of the addition, as well as prior code requirements on open space in effect when the dwelling was originally built. ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-48 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. Exceptional circumstances are found to exist upon the sub- ject property in that, although there is an extensive side yard in existence, the side yard is not large enough to accommodate the addition in a reasonable and feasible manner. 2. The remaining open space on the property after construction of the addition will still be in excess of code requirements for total square footage (1500 square feet provided vs. a 900 square foot code requirement). 3. The reduction in open space dimension is considered to be still adequate to fulfill the code intention of building separation without encroachment onto the adjacent property in the rear. 4. The granting of the Conditional Exception will not constitute the grant of special privilege inconsistent upon other proper- ties in the vicinity and under the same zone classification. 5. The granting of the Conditional Exception is necessary in order to preserve the enjoyment of substantial property rights. 6. The granting of the Conditional Exception will not be materially detrimental to the public welfare or injurious to property in the same zone classification. BZA 8-2-78 Page 3 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 4 7. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. 8. The applicant has exhibited good faith in proceeding with the implementation of the plan. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received and dated July 12, 1978, shall be the approved conceptual 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. AYES: LIPPS, EADIE, CROSBY NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 78-32 Applicant: Ray Mercado To permit subdivision of one parcel of land into two (2) separate parcels located on the east side of Gothard Street approximately 230 feet south of Cain Avenue in an Ml, Light Industrial District. This request is covered by AR 77-188, for which the Board of Zoning Adjustments adopted an Exemption Declaration on November 27, 1974. Ray Mercado was present at the meeting and indicated his concur- rence with the suggested conditions of approval. ON MOTION BY CROSBY AND SECOND BY LIPPS TENTATIVE PARCEL MAP NO. 78-32 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 tentative parcel map received by the Planning Depart- ment on July 17, 1978, shall be the approved layout. BZA 8-2-78 Page 4 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 5 2. A parcel map shall be filed with, and approved by, the Depart- ment of Public Works and recorded with the Orange County Recorder. 3. Copies of the recorded parcel map shall be filed with the Planning Department and with the Department of Public Works. AYES: LIPPS, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-67 Applicants Architectural Team III To permit construction of a 13,400 square foot industrial build- ing located on the north side of Engineer Drive at the intersec- tion of Engineer and Pipeline Lane in an M1-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on Parch 18, 1974. Steve Bosetti was present at the meeting and explained that this proposal and the one proposed by AR 78-68 are abutting, with a common owner. The Board reviewed the proposal and found it to be substantially in compliance with code requirements. Special consideration was given to the treatment of the overhead doors. ON MOTION BY EADIE AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 78-67 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 July 17, 1978, shall be the approved conceptual layout, subject to the following modification: The overhead door shall be recessed into the building for a depth sufficient to provide twenty-five (25) feet from the door to the front property line. The modification noted above shall be delineated upon the plot plan submitted to the Department of Building and Commun- ity 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: BZA 8-2-78 Page 5 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 6 . 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 regatding this property. 2. A reciprocal agreement for access over and across the common thirty foot (30') drive on the west property line shall be filed with the City Attorney's office for approval as to form and content. 3. The following plans shall be submitted to the Secretary of the Board for review and approval: a. 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. b. Rooftop mechanical equipment screening plan reflect- ing a common architectural treatment to that used on the building itself. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The reciprocal access agreement between subject property and the property to the west shall be recorded and a copy submitted to the City of Huntington Beach Planning Department. 2. An area inside the overhead door shall be striped and posted "loading-unloadinq only" for a depth sufficient to provide a forty-five (45) foot distance from the front property line. 3. The overhead door shall be painted in a manner compatible with the front elevation of the building. AYES: LIPPS, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-68 Applicant: Architectural Team III To permit the construction of an 11,700 square foot industrial building located on the north side of Engineer Drive approxi- BZA 8-2-78 Page 6 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 7 mately 60 feet from the intersection of Engineer and Pipeline Lane in an M1-A, Restricted Manufacturing District. This project is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Steve Bosetti was present at the meeting. The Board reviewed the proposal and found it to be substantially in compliance with code requirements. Special consideration was given to the treatment of the overhead door. ON MOTION BY EADIE AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 78-68 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 conceptual site plan received and dated July 17, 1978, shall be the approved conceptual layout, subject to the following modification: The overhead door shall be recessed into the building for a depth sufficient to provide twenty-five (25) feet from the door to the front property line, measured at the westerly side of the door. The modification noted above shall be delineated upon the plot 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. A reciprocal agreement for access over and across the common thirty foot (301) drive on the east property line shall be filed with the City Attorney's office for approval as to form and content. 3. The following plans shall be submitted to the Secretary of the Board for review and approval: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and BZA 8-2-78 Page 7 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 8 landscaping specifications on file in the Depart- ment of Public Works. b. Rooftop mechanical equipment screening plan reflect- ing a common architectural treatment to that used on the building itself. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The reciprocal access agreement between subject property and the property to the east shall be recorded and a copy submitted to the City of Huntington Beach Planning Department. 2. An area inside the overhead door shall be striped and posted "loading -unloading only" for a depth sufficient to provide a forty-five (45) foot distance from the front property line. 3. The overhead door shall be painted in a manner compatible with the front elevation of the building. AYES: LIPPS, EADIE, CROSBY NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEM: TENTATIVE PARCEL MAP NO. 78-29 Applicant: Seaboard Engineering Company To permit division of a single parcel of land into two (2) sep- arate lots located on the southwest corner of Bolsa Avenue and Edwards Street in a C4, Highway Commercial District. This request is covered by Negative Declaration No. 78-44, adopted by the Board of Zoning Adjustments on June 14, 1978. No one was present to represent the application, but a letter of concurrence with the suggested conditions of approval has been submitted by the proponent. ON MOTION BY LIPPS AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 78-29 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: BZA 8-2-78 Page 8 Minutes, H.B. Board of Zoning Adjustments August 2, 1978 Page 9 CONDITONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO OCCUPANCY: 1. The tentative parcel map received and dated July 14, 1978, 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. 3. Copies of the recorded parcel map shall be submitted to the Planning Department and the Department of Public Works. AYES: LIPPS, EADIE, CROSBY NOES: NONE ABSENT: NONE BY CONSENSUS, THE MEETING WAS CONTINUED TO AN ADJOURNED MEETING ON THURSDAY, AUGUST 3, 1978, AT 8:30 A.M. IN THE PLANNING DEPART- MENT TO CONSIDER PROPOSED REVISIONS TO TENTATIVE PARCEL MAP NO. 76-50. Z/) Walt Lipps, Secretary Pro Tem : df BZA 8-2-78 Page 9 FECITY OF HUNTINGTON BEACH INTER -DEPARTMENT COMMUNICATION HUNTINGTON BEACH To File From Dave Ea Subject SPECIAL BZA MEETING Date August 2, 1978 There will be a special meeting of the Board of Zoning Adjustments for the purpose of considering the Buccella Tentative Parcel Map 76-50. This meeting will take place on Thursday, August 3, 1978, at 8:30 a.m. in the Planning Department Conference Room. DE:df cc: Bruce Crosby Walt Lipps is 0