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HomeMy WebLinkAbout1980-07-16MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8, Civic Center 2000 Main Street Huntington Beach, CA. WEDNESDAY, JULY 16, 1980 - 1:15 P.M. BOARD MEMBERS: Lipps, Tindall, Ott (Kelly arrived at 1:30 P.M.) MINUTES: ON MOTION BY LIPPS AND SECOND BY TINDALL, THE MINUTES OF THE REGULAR MEETING OF JUNE-25, 1980 WERE APPROVED BY THE FOLLOWING VOTE: AYES: Tindall, Lipps NOES: None ABSTAIN: Ott REGULAR AGENDA ITEMS: TENTATIVE PARCEL MAP NO. 80-555 Applicant: Bijan Sassounian (Continued from 7/9/80) To permit the creation of nine (9) parcels and revise the configuration of existing shopping center parcels, to include Beach Boulevard front- age road and create a separate parcel for the area designated as R-2 on the General Plan. Subject property is located on the east side of Beach Blvd., on the southeast corner of Atlanta Avenue. This request is a categorical exemption Class 5, California Environmental Quality Act, 1970 Chairman Tindall introduced the application to the Board. Secretary Lipps briefly explained the request noting that theiapplication was in compliance with the Huntington Beach Ordinance Code. Mr. Sassounian was present to 'represent the application. The Board discussed Findings and Conditions with the applicant. ON MOTION BY LIPPS AND SECOND BY KELLY TENTATIVE PARCEL MAP NO. 80-555 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL BY THE FOLLOWING VOTE: MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 2 FINDINGS: 1. The proposed creation of nine (9) parcels for the purpose of revising the configuration of an existing shopping center for commercial development and a separate parcel for residential development is in compliance with the size and shape of property necessary for that type of development. I 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 commercial and residential development was placed on subject property. 4. The size, depth, frontage, street width, and other design and improvement features of the poposed 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 Development Services on July 14, 1980 shall be the approved layout with the amendments as noted thereon. 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. 3. All utilities shall be installed underground at the time said parcels are developed. 4. Compliance with all applicable City Ordinances. 5. A copy of the recorded parcel map shall be filed with Develop- ment Services. 6. Applicant shall not construe approval as an entitlement for further development of the subject site. 7. The disposition of the frontage road shall -be determined prior to recordation of the tentative parcel map. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 3 8. Applicant shall submit a reciprocal access, parking and landscaping maintenance agreement prior to development. Said agreement shall be approved by the City of Huntington Beach Attorney's office as to form and content and recorded with the County. 9. The lot line between lots eight (8) and nine (9) shall conform with zoning boundary. AYES: Tindall, Lipps, Kelly NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 80-29 Applicant: Webb Morrow To permit six (6) foot high wall to encroach 3ft 1 in. into the required front yard located on the east end of Ragtime Circle (3801 Ragtime Circle). This application is a categorical exemption Class 5,, California Environmental Quality Act, 1970. Chairman Tindall introduced the application to the Board. Secretary Lipps briefly outlined the request. Mr. Webb Morrow was present to represent the application. Chairman Tindall opened the public hearing. Mr. Morrow stated that the request was to allow more security and privacy for his property. Further, that the plan had been submitted to the Huntington Harbour Architectural Committee, which had approved the proposal. He noted that the proposal had been approved in concept by the Department of Development Services. Mr. Ken Yaryan, property owner to the south, stated that he and Mr. Morrow had verbally agreed to a party wall to be constructed to a six (6) foot height. He further stated his dissatification with the overall plan, however, he stated he would agree if the Board would condition the wall to be raised to a six (6) foot height. Chairman Tindall questioned Mr. Morrow regarding various alternatives such as wrought iron, or another form of material. Mr. Morrow stated that a -portion of the wall had approximately seven (7) feet of wrought iron, and that the intent of the design is to not only to assure privacy and security, but to affect a courtyard atmosphere (note: a fountain is located on the site). Secretary Lipps explained to the audience that the applicant must establish a hardship such as denial of privileges enjoyed by other properties in the vicinity under an idential zone classification. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 4 Mr. Yaryan stated that incorrect plans had been submitted to the Architectural Committee, and he had not seen correct plans. Mr. Dennis Riff, 3792 Ragtime Circle, spoke in opposition to the .application, stating that the wall is located partially on his property. (note: wall built by previous owner). He further stated that the wall was oppressive, destroys the visual landscape attractiveness of the Circle. Mrs. Cole, property owner located across from subject property stated that she was opposed to looking at a big stucco wall. Discussion followed regarding height of subject wall in relation to various grades which are located on the property. --- Several homeowners objected to the extreme height of the wall, noting that a tunnel like effect would be created. Chairman Tindall expressed his concern regarding poor visibility of the driveway approach on the north side of the property. Mr. Morrow stated that by building the wall three (3) feet back would not effect the appearance of the wall. He further stated that when he had previously spoken with Mr. Riff, Mr. Riff did not'indicate his opposition to the wall. There being no other parties present to speak on the application, Chairman Tindall closed the public hearing. The Board discussed the proposal, finding that no hardship existed which was not self-imposed. ON MOTION BY LIPPS AND SECOND BY KELLY, CONDITIONAL EXCEPTION NO. 80-29 WAS DENIED FOR THE FOLLWOING REASONS: A SPECIAL PRIVILEGE WOULD BE GRANTED BY APPROVAL, IN ADDITION TO SETTING A PRECEDENT'OTHER PROPERTIES IN THE VICINITY WOULD BE DENIED. AND THE ONLY HARDSHIP PRESENTED IS SELF-IMPOSED BY ARCHITECTURAL DESIGN. AYES: Tindall, Kelly, Lipps NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 80-29 Applicant: fad Alderson To permit the construction of an 8,873 sq. ft. industrial building located on thef.south side of Oceanus, approximately 750 feet west of Graham. Environmental Assessment for the subject property is included in the Master EIR (EIR 73-16) prepared for the Lusk Industrial Park. Chairman Tindall introduced the application to the Board. Secretary Lipps explained the proposal noting that the plan was exceptionally well planned. He stated that the project was in compliance witn the ordinacce code. Mr. Ed Alderson was present to represent the application. Conditions of Approval were discussed. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 5 ON MOTION BY LIPPS AND SECOND BY TINDALL ADMINISTRATIVE REVIEW NO. 80-29 WAS APPROVED BY THE FOLLOWING VOTE WITH THE FOLLOWING CONDITIONS IMPOSED. CONDITIONS OF APPROVAL: _ A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received July 1, 1980 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: 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. AYES: Tindall, Kelly, Lipps NOES: None ABSENT: None MISCELLANEOUS ITEMS: ADMINISTRATIVE REVIEW NO. 80-23 (CONDITIONAL EXCEPTION NO. 80-24) Applicant: Harold V. Bragg Mr. Harold Bragg was present to submit a request to the Board for reconsideration of Conditions of Approval imposed regarding the construction of a masonary wall. Specifically the_condition that the applicant obtain an irrevocable maintenance easement from the adjacent property owner. Mr. Bragg explained that he had discussed the condition with his enaineer and had been advised that the construction of a masonry wall would entail redesigning the building to allow for lateral forces. An increase in cost would result. He requested that the Board allow the construction of a stucco wall, as it is virtually MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 6 maintenance free. ON MOTION BY LIPPS AND SECOND BY KELLY, THE BOARD OF ZONING ADJUSTMENTS APPROVED A REQUEST TO RECONSIDER THE CONDITIONS OF APPROVAL IMPOSED UPON ADMINISTRATIVE REVIEW NO. 80-2 BY THE FOLLOWING VOTE:` AYES: Tindall, Kelly, Lipps NOES: None ABSENT: None The Board discussed several alternatives with Mr. Bragg regarding the material and type of wall to be constructed. It was also suggested that Mr. Bragg meet with the owner of the nursery school to arrange for a workable solution in regard to maintenance of the wall. Mr. Bragg stated that'he had spoken with'the adjacent property owner but had met with a lack of cooperation and would appreciate the Board eliminating the word irrevocable in relation to maintenance of the wall. ON MOTION BY TINDALL AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 80-2 WAS APPROVED BY THE FOLLOWING VOTE: REVISED CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received and dated January 15, 1980 shall be the approved layout, subject to the modifications described herein; a. Applicant shall submit revised plans reflecting the size and location of driveway approaches, particularly on Aldrich Street, prior to issuance of building permits. 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, such plan shall be approved and made a permanent part of the administrative file. I b. The building wall along the easterly property line shall be constructed of maintenance free material, or the applicant shall obtain a maintenance easement from the adjacent property owner and submit evidence of such.easement at the time of the application for building permits. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS —� July 16, 1980 Page 7 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: 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. B. GENERAL CONDITIONS: 1. Applicant shall adhere to all on -site parking requirements as stated in Section 979 of the Huntington Beach Ordinance Code. — AYES: Tindall, Lipps NOES: Kelly ABSENT: None ADMINISTRATIVE REVIEW NO. 74-224 ( Revised Plan) Wells Fargo Bank (Seacliff Village) To permit the construction of a bank facility in lieu of proposed restaurant. The Board reviewed the request, however, the Board decided to continue the application one week to July 23, 1980 in order for sufficient time to review the request. ON MOTION TINDALL AND SECOND BY LIPPS, THE BOARD OF"ZONING ADJUSTMENTS CONTINUED ADMINISTRATIVE REVIEW NO. 74-22 IN ORDER TO ALLOW FOR SUFFICIENT TIME IN REVIEWING THE REQUEST. AYES: Tindall, Kelly Lipps NOES: None ABSENT: None THERE BEING NO OTHER BUSINESS, THE MEETING WAS ADJOURNED. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS July 16, 1980 Page 8 1 Charles P. SpAfcer, Secretary Board of Zoning Adjustments fA