Loading...
HomeMy WebLinkAbout1979-05-09MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8, Civic Center 2000 Main Street Huntington Beach, Calif. WEDNESDAY, MAY 9, 1979 - 1:15 P.M. BOARD MEMBERS: LIPPS, CROSBY, OTT MINUTES: ON MOTION BY OTT AND SECOND BY CROSBY THE MINUTES OF THE REGULAR MEETING OF MAY 2, 1979, WERE APPROVED AS AMENDED BY THE FOLLOWING VOTE: AYES: Lipps, Crosby, Ott NOES: None ABSENT: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 79-16 Applicant: Norm Bedlev To permit a one -foot reduction in front yard setback (from 10 feet required to 9 feet provided) located on the west side of Green Street, approximately 80 feet south of Warner Avenue. Subject application is a categorical exemption, Class 5, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Mr. Bedley, the applicant, was present to represent the application. The applicant stated his reasons for a conditional exception in that he required a one foot encroachment into the front yard setback to accommodate a garage. Acting Secretary Lipps stated that the lot depth was only thirty eight (38) feet and for the applicant to provide proper parking, the one foot encroachment into the required setback was necessary. The relocation of the second floor balcony from the easement side of the building was discussed in order to accommodate the required 24 foot easement access. The Board suggested to the applicant that the applicant either relocate the balcony from the easement side of the building or reduce the size of deck to four (4) feet in order to provide a minimum emergency fire access. The appli- cant indicated that he would reduce the size of the deck to four feet. There being no other parties present to speak on the application, the public hearing was closed. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Two Board discussion ensued. ON MOTION BY LIPPS AND SECOND BY OTT CONDITIONAL EXCEPTION NO. 79-16 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS• 1. Due to insufficient lot depth, the applicant is unable to provide required parking for the proposed duplex. 2. The granting of the Conditional Exception will not constitute a grant of a special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 3. Because of special circumstances applicable to the subject property, including size, shape, topography, location, or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. 4. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 5. The granting of a Conditional Exception will not be materially 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 Master Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The conceptual plot plan and elevations received April 17, 1979 shall be the approved layout. 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. Applicant shall submit revised plans showing relocation of balcony from easement side of building or reduce size of deck to four (4) feet in order to provide a minimum emergency fire access. PJ Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Three AYES: Lipps, Crosby, Ott NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 79-43 Applicant: Architectural Team Three To permit the construction of a 8,563 square foot industrial building located on the southwest corner of Manufacture Lane and Production Drive. This application is covered by EIR 73-16, approved by the City Council on March 18, 1974. Mr. Steve Bossetti was present to represent the application. Chairman Crosby outlined the proposal to the Board. Acting Secretary Lipps noted that the plan check revealed the plan to be within substantial ordinance code conformance. The Board informed the applicant that the driveway approach along Manufacture Drive was to be a minimum of 30 feet. Board discussion ensued. Conditions of approval were discussed. ON MOTION BY LIPPS AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 79-43 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 and elevations received April 17, 1979 shall be the approved layout. 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 following plans shall be submitted to the Secretary of the Board: Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Four 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. Said plan shall indicate screening of all rooftop mechanical equip- ment and shall delineate the type of material proposed to screen said equipment. C. Revise plan to indicate increase in driveway approach along Manufacture Drive to 30 feet minimum. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None USE PERMIT NO. 79-14 Applicant: George S. Murillo To permit the construction of a car wash facility in conjunction with an existing service station located at the northwest corner of Algonqui Street and Davenport Drive. This application is a categorical exemption, Class 1, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Mr. Murillo was present to represent the application. Acting Secretary Lipps stated that the proposal was an addition to an existing service station. He further noted that plan meets Ordinance Code requirements, i.e., proper landscaping, setbacks, etc. Chairman Crosby noted that the Assessor's Book shows that the City has not received the necessary 20 foot dedication on Algonquin, therefore informed the applicant that the dedication requirements would have to be completed by the applicant prior to issuance of building permits. Acting Secretary Lipps requested that the applicant move his service bay, i.e., polishing of cars, inside the building. The applicant indicated that he would move the bay inside the building. There being no other parties present to speak on the application, the public hearing was closed. Board discussion ensued. Conditions of approval and findings, were discussed. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Five ON 140TION BY OTT AND SECOND BY CROSBY USE PERMIT NO. 79-14 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS• 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; 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 and elevations received April 6, 1979, shall be the approved layout, subject to the modifi- cations described herein: a. Architectural treatment of roof shall be compatible with existing building. A plan delineating said modification shall be submitted to the Secretary of the Board. If such plan complies with the modification outlined by the Board, said plan shall be approved and made a permanent part of the administrative file. 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 following plan shall be submitted to the Secretary of the Board: Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Six a. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equip- ment and shall delineate the type of material proposed to screen said equipment. B. GENERAL CONDITIONS: 1. No outside storage of automobiles shall be permitted on the site. 2. No polishing or detailing of autos other than drying and vacuuming shall be permitted outside the building. 3. Proposed signs shall comply with Article 979 of the Huntington Beach Ordinance Code. 4. Applicant shall provide twenty (20) feet of dedication along Algonquin Street, if applicable. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None TENTATIVE PARCEL MAP NO. 79-566 Applicant: The Huntington Partnership To permit the creation of five (5) parcels from one (1) existing parcel of land located on the north side of Pacific Coast Highway, approximately 600 feet northwest of Admiralty. This application is covered by EIR 75-1, previously approved. The application was not represented. Board reviewed the application and found same to be within Ordinance Code conformance. Findings and conditions of approval were discussed. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Seven ON MOTION BY LIPPS AND SECOND BY CROSBY, TENTATIVE PARCEL MAP NO. 79-566 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS• 1. The proposed division of one (1) parcel into five (5) parcels for purposes of commercial development is in compliance with the size and shape of property necessary for that type of development. 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for implementation of this type of use. 3. The property was previously studied for this intensity of land use at the time the land use designation for General Commercial which allows Commercial buildings, was placed on subject property. 4. The size, depth, frontage, street width, and other design and improvement features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifi- cations on file with the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. 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 April 16, 1979, 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. A copy of the recorded parcel map shall be filed with the Planning Department. 4. An irrevocable reciprocal access and parking agreement between all parcels shall be submitted to the Planning Department and recorded with the County of Orange prior to recordation of the tentative parcel map. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Eight CONDITIONAL EXCEPTION NO. 79-18 Applicant: Parkina Company of America To permit use of a parking lot without site improvements as required by Code located at the northeast corner of Pacific Coast Highway and Newland Street. IN CONJUNCTION WITH: ADMINISTRATIVE REVIEW NO. 79-44 Applicant: Parking Company of America To permit the establishment of a temporary commercial parking lot located on the northeast corner of Pacific Coast Highway and Newland Street. These applications are categorical exemptions, Class 1, California Environmental Quality Act, 1970. The Chairman opened the public hearing on Conditional Exception No. 79-18. Mr. Bob Webb was present to represent the applications. Acting Secretary Lipps stated that similar applications were approved for a temporary parking lot in 1978. He further outlined the necessity for the conditional exception by stating that the proposal is a temporar commercial parking lot and improvements, such as landscaping and paving requirements,would not be feasible due to the property being leased. Mr. Webb addressed the Board and stated that the property was on a 30-day lease from the Southern California Edison Company. Chairman Crosby informed the applicant that the Police Department had reviewed the,applications and noted the following concerns: . Access and exit from Pacific Coast Highway should be eliminated by fencing and allowed only from Newland Street due to the extremely dangerous jaywalking in this area. . Request for some type of covering or topping to keep dust down. • The posting of signs to inform citizens of access to lot. . Entrance at Newland should be improved. • Overhead lighting should be provided. In addition to the concerns listed above by the Police Department, Chairman Crosby noted concerns by the Traffic Engineer as follows: . Request for fencing with adequate pedestrian access points along Pacific Coast Highway and Newland. . Improved paved entryway at Newland. . Provision for overhead lighting. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Nine Mr. Webb indicated that he was making arrangements to "clean up" entryway at Newland Street to eliminate holes, etc. He further stated that during the summer season of 1978 he had placed steel posts with ropes around the parking lot, but that the State requested their removal along Pacific CoastHi__ghw_ay. He further__ stated that he had placed portable signs at strategic locations to aid traffic control. The Board further discussed the recommendations for improvements of the Police and Public Works Departments. Mr. Webb said that the Edison Company was providing overhead lighting along the back of the property. Mel Ott stated that the recommendations of the Police and Public Works Departments should be included in the approval of this temporary use since they are the experts in the field of safety for the public. There being no other parties present to speak on the application, the public hearing was closed. Findings and conditions of approval were discussed. ON MOTION BY CROSBY AND SECOND BY LIPPS CONDITIONAL EXCEPTION NO. 79-18 AND ADMINISTRATIVE REVIEW NO. 79-44 WERE APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS (Conditional Exception No. 79-18) 1. The Edison Company has indicated that it is again considering expansion into the front portion of its property, which is presently unimproved; therefore, any street improvements which would be installed for this subject use might have to be torn out again within the near future. There are other constraints on the property (e.g., the coast trunk sewer, widening of the highway, and other iminent planning matters) which present logistical hardship in action to require street improvements for this superficial and temporary use. 2. Since the Board has conditioned this use so that the approval shall expire the day after Labor Day, 1979, granting of this conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 3. Grantinq of the conditional exception will not be materially detrimental to the public welfare or injurious to property in the same zone classification. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Ten CONDITIONS OF APPROVAL - Conditional Exception No. 79-18 and Administrative Review No. 79-44 A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received April 19, 1979 shall be the approved layout, subject to the modifications des- cribed herein: a. Plan to be revised to reflect compliance with Section 9730.28(g) of the Huntington Beach Ordinance Code, i.e., steel posts securely set in the ground with cable connectors completely surrounding the parking lot except at drive entry. A plan delineating said modifications shall be submitted to the Secretary of the Board. If such plan complies with the modifi- cations outlined by the Board, said plan shall be approved and made a permanent part of the administrative file. B. GENERAL CONDITIONS: 1. Signs to be posted clearly indicating access location off Newlan Street. No access to be permitted off Pacific Coast Highway. 2. Driveway approach off Newland Street shall be repaired with asphalt to provide a level entryway. 3. Surfacing of parking lot shall be to the standards of the Building Department. 4. Inspection of site for compliance with all foregoing conditions shall be made prior to issuance of business license. 5. This approval shall terminate the day after Labor Day, 1979. AYES: Lipps, Crosby NOES: Ott ABSENT: None CONDITIONAL EXCEPTION NO. 79-20 Applicant: George C. McCracken To permit a five (5) foot encroachment into the rear yard setback and a reduction in the minimum turning radius located on the west side of Crest Avenue, approximately 100 feet south of Twelfth Street. This application is a categorical exemption, Class 5, California Environ- mental Quality Act, 1970. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Eleven Mr. George C. McCracken was present to represent the application. The public hearing was opened. Mr. Ivan Hooker, property owner, and Mr. Rene Pasquali, neighbor, were also present. Mr. McCracken presented pictures of the proposal to the Board reflecting the proposed encroachment. He further stated that the addition was needed for his wife, who is handicapped and in need of a bedroom and bathroom to accommodate a wheelchair. He realized that the proposed encroachment would provide a somewhat tight turning radius into the garage, however, he felt it would be functional. Mr. McCracken proposed to place bumper guards strategically to prevent from backing into the neighbor's land- scaping and other parts of his property. Mr. Pasquali addressed the Board and stated he had no objection to the proposal if proper precautions were taken to prevent the backing into his property since he resides directly across the alley from the proposed addition. Acting Secretary Lipps noted that the turning radius would be five feet short and further stated that there is nothing unique about the lot depth and could not make a finding to that effect. Mr. McCracken stated his hardship as being that the house was built to code at time of construction and that other properties in the area had been added on to. Acting Secretary Lipps stated that the proposal could be designed as to meet ordinance code requirements by alteration of design. There being -no other parties present to speak on the application, the public hearing was closed. Board discussion ensued. It was the consensus of the Board that the applicant could design the proposal to meet ordinance code requirements. ON MOTION BY LIPPS AND SECOND BY-CROSBY CONDITIONAL EXCEPTION NO. 79-20 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: EASONS FOR DENIAL: 1. The hardship presented was a self imposed hardship created by design of recent additions to the dwelling. 2. The conditional exception proposal is inconsistent with surrounding properties. 3. Granting of the conditional exception would be a grant of special privilege. AYES: Lipps, Crosby Ott NOES: None ABSENT: None Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Twelve ADMINISTRATIVE REVIEW NO. 79-49 Applicant: Westfield-Huntinaton Beach Co. To permit the establishment of a model home complex located on the west side of Green Street, approximatly 300 feet south of Warner Avenue. This application is covered by Negative Declaration No. 77-33, previously approved. The applicant was not present to represent the application. Board discussed the proposal and found same to be within Ordinance Code conformance. ON MOTION BY LIPPS AND SECOND BY OTT, ADMINISTRATIVE REVIEW NO. 79-49 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 and elevations received April 24, 1979, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: Traffic circulation of 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. B. GENERAL CONDITIONS: 1. All proposed signs shall comply with Article 976 of the Huntington Beach Ordinance Code. 2. The use shall comply with all provisions of Section 9730.18 of the Huntington Beach Ordinance Code. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Thirteen CONDITIONAL EXCEPTION NO. 79-23 Applicant: R. J. Zinnarabe To permit a reduction in parking located on the east side of Delaware Street, approximately 450 feet north of Garfield Avenue. This application is a categorical exemption, Class 5, California Environmental Quality Act, 1970. The public hearing was opened. Mr. Zinngrabe was present to represent the application. Also present was Mr. Carl Gabrielson who opposed the application because he was against any additional on -street parking. Mr. Zinngrabe outlined the proposal to the Board as being an over- sight in the approval of Conditional Use Permit No. 78-14, whereby the Planning Commission found the proposed project to be in con- formance with the Pacifica Community Plan, however, through an oversight, inadvertently imposed a hardship upon implementation of the project by not addressing the parking recommendations as set out in the staff report. It was further noted that the parking provided exceeds the ratio in number of spaces to the number.of units provided by a similar develop- ment in the same zone classification. There being no further parties present to speak on the application, the public hearing was closed. Board discussion ensued. Findings for approval were discussed. ON MOTION BY LIPPS AND SECOND BY OTT, CONDITIONAL EXCEPTION NO. 79-23 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS: 1. The approval of this conditional exception grants parity with a previously approved development of this type in the same zoning classification. 2. The parking provided exceeds the ratio of number of spaces to number of units provided by a similar development in the same zoning classification. 3. In their approval of Conditional Use Permit No. 78-14, the Planning Commission found the proposed project to be in con- formance with the Pacifica Community Plan, however, through oversight, inadvertently imposed a hardship upon implementation of the project by not addressing the parking recommendations as set out in the staff report. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Fourteen CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received May 1, 1979 .shall be the approved layout. B. GENERAL CONDITION: 1. The plan shall conform with all conditions of approval of Conditional Use Permit No. 78-14. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None MISCELLANEOUS: SPECIAL EVENT NO. 79-11 Applicant: S.R.A. Southwest Running Association To permit a 10 kilometer run (6.2 miles) to be held June 23, 1979 from 8:00 a.m. to 10:00 a.m. along the beach. Board reviewed the proposal. It was noted that staff had met with the applicant and found a mutual route for the run whereby the safety aspects of the run and traffic problems were solved between staff and -the Faapglicant. _ ON.MOTION BY LIPPS AND SECOND BY OTT SPECIAL EVENT NO. 79-11 WAS APPROVED WITH THE FOLLOWING CONDITION, BY THE FOLLOWING VOTE: CONDITION OF APPROVAL: 1. Event shall take place along the beach as recommended at May 3, 11 1979 staff meeting. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None SPECIAL EVENT NO. 79-12 AnRlicant: Haven View Parent Faculty To permit a school carnival on May 16, 1979 from 3:00 p.m. to 8:00 p.m. to be held at-16081 Waikiki Lane, Huntington Beach, Calif. Minutes: H.B. Board of Zoning Adjustments Wednesday, May 9, 1979 Page Fifteen The applicant was not present. Board discussed the proposal and found same to be within ordinance code conformance. Conditions of approval were discussed. ON MOTION BY OTT AND SECOND BY LIPPS, SPECIAL EVENT NO. 79-12 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan received May 3, 1979 shall be the approved layout. 2. The applicant shall obtain all necessary electrical permits. 3. An on -site inspection by the Fire Department shall be required prior to the event. 4. A certificate of insurance form shall be filed in the Finance Department five (5) days prior to the event. AYES: Lipps, Crosby, Ott NOES: None ABSENT: None THERE BEING NO FURTHER BUSINESS, MEETING WAS ADJOURNED. Walter Lipps Acting Secretary