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HomeMy WebLinkAbout1981-06-03MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JUNE 3, 1981 - 1:15 PM BOARD MEMBERS PRESENT: Spencer, Tindall, Kelly MINUTES: Action on the minutes of the regular meetings of May 13 and May 20, 1981 was deferred to the next meeting of the Board. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 81-31 (Cont. from May 27, 1981) Applicant: Bill Ridgeway Design To permit the reduction from 15 feet to 6 feet 6 inches for a front yard setback, the reduction of garage setback from 22 feet to 14 feet, reduction in side yard setback from 10 feet to 3 feet, and a reduction in minimum open space for property located at 16846 Bayview Drive. This request is a categorical exemption, Class 5, California Environmental Quality Act, 1970. Bill Ridgeway was present at the meeting on behalf of his request. The public hearing was opened. Mr. Ridgeway addressed the Board in support of his proposed exceptions to the code. Robert Stark, 16421 Bayview Lane, and Ross Hauk, 16826 Bayview, both addressed the Board to discuss the proposal's encroachment into the code -required setbacks and to discuss the effects on the surrounding neighborhood which granting of those reductions in setback would cause. There were no other persons present to speak for or against the proposal, and the --public hearing was closed. Board discussion included the location of the project within the coastal zone and the fact that the Local Coastal Program in preparation by,-the.City has not been finalized; the second floor overhang which results in a 6 foot, 6 inch distance from the property line; the parking ratio; and the required distance of the stairway from the property line. Minutes, Board of Zoning Adjustments June 3, 1981 Page 2 ON MOTION BY SPENCER AND SECOND BY KELLY CONDITIONAL EXCEPTION NO. 81-31 WAS DENIED FOR THE FOLLOWING REASON, BY THE FOLLOWING VOTE: REASON FOR DENIAL: Approval of this application would be incompatible and inconsistent with -both existing and future structures within the area. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None USE PERMIT NO. 81-25 (Cont. from May 27, 1981) Applicant: Bill Ridgeway Design To permit a thirty-five (35) foot building height for a single- family dwelling on property located at 16846 Bayview Drive. This request is a categorical exemption, Class 5, California Environ- mental Quality Act, 1970. The public hearing was opened. Mr. Stark and Mr. Hauk again addressed the Board to oppose the four- story living area which would result from the.plan as proposed, They also objected on the grounds of the visual effect of the proposed building height and the increased fire danger, the parking problems which they asserted would result in an already congested neighborhood, and the effects on possible resale of neighboring properties. There were no other Persons to speak in regard to the matter, and the public hearing was closed. ON MOTION BY KELLY AND SECOND BY SPENCER USE PERMIT NO. 81-25 WAS DENIED FOR THE FOLLOWING REASON, BY THE FOLLOWING VOTE: REASON FOR DENIAL: As this.application was dependent upon the approval of Conditional Exception No. 81-31, which was denied, this request becomes moot. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None ADMINISTRATIVE REVIEW NO. 81-28 Applicant: Warren Lortie To permit the construction of a 6,125 square foot medical building located on the west side of'Huntington Street approximately 260 feet north of Main Street. f1 1 -2- 6-3-81 - BZA Minutes, Board of Zoning Adjustments June 3, 1981 Page 3 This request is covered by Negative Declaration No. 81-28. Board discussion centered mainly upon access points and circula- tion provisions. The negative declaration information was also reviewed. ON MOTION BY TINDALL AND SECOND BY KELLY NEGATIVE DECLARATION NO. 81-28 WAS.ADOPTED BY THE FOLLOWING VOTE: AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None ON MOTION BY TINDALL AND SECOND BY KELLY ADMINISTRATIVE REVIEW NO. 81-28 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 and dated May 6, 1981, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the follwoing 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 immedicate 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 land- scaping 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.' B. GENERAL CONDITIONS: 1. Applicant shall enter into a reciprocal�vehicular circu- lation -agreement with the property -located to the south. -3- 6-3-81 - BZA Minutes, Board'of Zoning Adjustments June, 3, 1981 Page 4 This agreement document shall be filed and recorded with the Orange County Recorder and a copy shall be submitted to the Department of Development Services prior to issuance of occu- pancy permits. 2. Drive approaches shall be a minimum of twenty-seven (27) feet in width, per Department of Public Works standards.. 3. Applicant shall meet all applicable local, state, and federal fire codes, ordinances, and standards. 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 lighting is included in the parking lot and/or recreational area, energy efficient lamps shall be used (e.t.;.high- pressure sodium vapor, metal halide). All outside lighting shall be directed to prevent "spillage" onto adjacent proper- ties. 6. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include onsite soil sampling and laboratory testing of materials to provide det- ailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 81-34 Applicant: Gerald L. Heinemann To permit the reduction of a minimum open space dimension from twenty- five (25) feet to twenty (20) feet on property located on the south side of Haxton Circle approximately 500 feet from Vintage Lane (8522 Haxton Circle). This request is a categorical exemption, Class 5, California Envir- onmental Quality Act, 1970. The public hearing was opened, and closed when no one was present to address the Board. Discussion ensued which took into consideration the amount of en- croachment and the amount and dimension of the remaining open space on the subject lot. -4- 6-3-81 - BZA 1 Minutes, Board of Zoning Adjustments June 3, 1981 Page 5 ON MOTION BY SPENCER AND SECOND BY TINDALL CONDITIONAL EXCEPTION NO. 81-34 WAS APPROVED FOR -THE FOLLOWING REASONS AND WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: REASONS FOR APPROVAL: 1. The proposed addition is minimal, amounting to a minor en- croachment into the minimum open space dimension. 2. The remaining open space is found to be usable and adequate, and exceeding the minimum area requirements. FINDINGS: 1. The granting of the conditional exception will not constitute the grant of a special privilege inconsistent upon other properties in the vicinity and under identical zone classifi- cations. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location, or sur- roundings, 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 classifications. 3. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of a conditional exception will not,be materially detrimental to the public welfare or injurious to property in the same zone classifications. 5. The granting of the conditional exception will not adversely affect the -General Plan of the City of Huntington_.Beach. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received and. dated May_12, 1981 shall be the approved layout. In its approval -.action, the Board of Zoning Adjustments'consid- ered 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. -5- 6-3-81 - BZA Minutes, Board of Zoning Adjustments June 3, 1981 Page 6 B. GENERAL CONDITIONS: 1: Applicant shall meet all applicable local, state, and fed- eral fire codes, ordinances, and standards. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None TENTATIVE PARCEL MAP NO. 81-564 Applicant: S &-K Greenhouses Inc. To permit the creation of three (3) parcels located on the west side of Magnolia Street approximately 516 feet north of Warner Avenue. This request is a categorical exemption, Class 15, California Envir- onmental Quality`Act, 1970. There is -a development proposal pending for review by the Planning Commission on the subject property, and it was the consensus of the Board that the applicant should be present at the hearing to discuss how his development will be sited on the parcel map, as well•as questions of access off the adjacent arterials. ON MOTION,BY-KELLY AND SECOND BY SPENCER TENTATIVE PARCEL MAP NO. 81-564 WAS CONTINUED TO THE BOARD MEETING OF JUNE 17, 1981- BY THE FOLLOWING -VOTE: - AYES: Spencer, Tindall, Kelly NOES: -None,-, ABSENT: -,None ABSTAIN: 'None USE PERMIT NO. 81-26 Applicant: Norm's Restaurants To permit the construction of a freestanding, full -service restaur- ant located on the east side of Beach Boulevard approximately 265 feet from Heil Avenue (16572 Beach Boulevard). This request is covered by Negative Declaration No. 81-29. The public hearing was opened. A representative of the applicant addressed the Board in support of the request. There were no other persons present to speak for or against the proposal, and the public hearing was closed. Board discussion ensued. -6- 6-3-B1 - BZA Minutes, Board of Zoning Adjustments June 3, 1981 Page 7 ON.MOTION BY SPENCER AND SECOND BY KELLY NEGATIVE DECLARATION NO. 81-29 WAS APPROVED BY THE FOLLOWING VOTE: AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None ON MOTION BY SPENCER AND SECOND BY KELLY USE PERMIT NO. 81-26 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: f A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. 'The -conceptual plot plan and elevations received and dated May 12, 1981, shall be the approved layout. In its approval action, the Board of Zoning Adjustments consid- ered 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 land- scaping specifications on file in the Department of Public Works. -7- 6-3-81 - BZA Minutes, Board of Zoning Adjustments June 3,.1981 Page 8 b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. c. A plan reflecting a three and one-half (3-1/2) foot •high•decorative block wall at the'rear of the property shall be submitted to the Secretary of.the Board prior to issuance of building permits. d.,, A lighting plan shall be submitted and approved by the Secretary of the Board prior to issuance of.occupancy permits. B. GENERAL CONDITIONS: 1. Public improvements, particularly the alley and Beach Boule- vard, shall -be complete per Department of Public Works stand- ards prior to issuance of occupancy permits. 2. Applicant shall meet all applicable local, state, and fed- eral fire codes, ordinances, and standards. 3. Applicant shall conform to the Department of Public Works standard plan of.water systems. 4. Vehicular access. -to the alley shall be limited to one (1) driveway, the,width'and location of which shall be subject to the approval of•the Department of -public Works. 5. -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. 6.. If lighting is included in the parking lot and/or recreational area, energy -efficient lamps shall be used (e.g., high pressure sodium vapor, metal halide). All outside lighting shall be directed to prevent "spillage" onto adjacent proper- ties. 7. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include onsite soil sampling and.laboratory testing of materials to provide det- ailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and ,utilities. • AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None. ABSTAIN: None 1 -8- 6-3-81 - BZA .Minutes, Board of Zoning Adjustments June 3, 1981 Page 9 ADMINISTRATIVE REVIEW NO.. 81-40 Applicant: Donald Penkoff To permit the construction of a 14,958 square foot, two-story industrial building located on the west side of Transistor Lane approximately 493.5 feet south of Engineer Drive. This request is covered by EIR 73-16 for the Lusk Industrial Tract, adopted by the City Council on March 18, 1974. The proposed construction was reviewed and discussed by the Board. ON MOTION BY KELLY AND SECOND BY TINDALL ADMINISTRATIVE REVIEW NO. 81-40 WAS APPROVED WITH THE FOLLOWING CONDITIONS BY THE THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received on June 2, 1981:.shall be the approved layout, subject to the modification described herein: a. Applicant shall submit a plan depicting a minimum twenty --seven (27) foot driveway approach per Department of:Public Works standards. A plan delineating the above modification shall be submitted to the Secretary of the Board of Zoning Adjustments. If such plan complies with the modifications 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 administr,ative.:action regarding this property. 2. The fol16wing plans shall be submitted to the Secretary of . the -.Board:, a.. Landscape and irrigation plan complying with Article 979 o.f_,the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public ..Works. -9- 6-3-81 - BZA Minutes, Board of Zoning Adjustments June 3., 1981 Page 10 b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. B. GENERAL CONDITIONS: 1. Applicant shall dedicate five (5) feet of easement and make all improvements to the Department of Public -Works standards and specifications. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None ABSTAIN: None There being no further business, the meeting was adjourned. es P. Spencer, ecretary :.d£ (for D. Fleming), 1 11 -10- 6-3-81 -- BZA