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HomeMy WebLinkAbout1981-06-24MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8, Civic Center 2000 Main Street Huntington Beach, CA. WEDNESDAY, JUNE 24, 1981 - 1:15 P.M. BOARD MEMBERS PRESENT: Spencer, Tindall, Kelly AGENDA ITEMS CONTINUED OR WITHDRAWN: Administrative Review No. 81-41 was continued to 7/8/81 at the applicants request REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 81-41 (Continued from 6/17/81) Applicant: Western Athletic Clubs To permit the conversion of an existing athletic club building to a 20,000 sq. ft. office building, located at the south side of Center Drive on the southeast corner of Gothard Street and Center (7402 Center Drive) Applicant requested a continuance of two weeks, to the meeting of July 8, 1981. ON MOTION BY SPENCER AND SECOND BY TINDALL, ADMINISTRATIVE REVIEW WAS CONTINUED TO THE JULY 8, 1981 BOARD OF ZONING ADJUSTMENTS MEETING. AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None LOT LINE ADJUSTMENT NO. 81-4 Applicant: Forrest Lewis To permit a one (1) foot adjustment of a lot line, located 130 feet east of Huntington Street and approximately 150 feet north of Atlanta Avenue. This request is a categorical exemption Class 5, California Environmental Quality Act, 1970. Mr. Lewis was present to represent the application. He stated that the consolidation would eliminate a one foot strip which would then be in line with the existing alley way. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 2 Secretary Spencer noted that the proposal would not change the density of the site. The applicant was informed that the lot line adjustment would be required to be recorded with the Orange County Recorder and a copy submitted to the Department of Development Services, to become a part of the application file. ON MOTION BY SPENCER AND SECOND BY KELLY, LOT LINE ADJUSTMENT NO. 81-4 WAS APPROVED WITH THE FOLLOWING CONDITIONS OF APPROVAL AND FINDINGS, BY THE FOLLOWING VOTE: FINDINGS: 1. The amendment does not constitute a substantial change. 2. The existing use of the property remains the same. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual lot line adjustment received 16, 1981 shall be the approved layout. B. GENERAL CONDITIONS: 1. A copy of the recorded lot line adjustment shall be filed with the Department of Development Services AYES: Spencer, Tindall, Kelly NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 81-29 Applicant: Kenneth Cho To permit carport setback in conjunction with approval of garage setback of 22 feet from curbline, located at 17022 Marina Bay Drive. This request is a categorical exemption Class 5, California Environmental Quality Act, 1970. Secretary Spencer outlined the application. Chairman Tindall opened the public hearing. It was noted that the applicant was not present. �J Fire Representative Kelly expressed concern regarding the difficulty which would result should fire equipment become necessary. He noted the position of the proposed structure to that of the existing structure. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 3 He stated that access is prohibitive to fire safety equipment. Chairman Tindall stated he did not feel that a sufficient hardship had been shown. Further, that the structure would not be aesthetically consistent with other homes in the area. There being no parties present to speak on the proposal, Chairman Tindall closed the public hearing. ON MOTION BY KELLY AND SECOND BY TINDALL, CONDITIONAL EXCEPTION NO. 81-29 WAS DENIED BY THE FOLLOWING VOTE, FOR THE REASONS AS STATED HEREIN: REASONS FOR DENIAL: 1. There is -not sufficient hardship to permit this exception, and would be an unacceptable precedent. 2. Because fire apparatus access would be extremely restricted, which would hinder effective fire fighting procedures, coupled with the fact that the request is aesthetically inconsistent with other homes in the area, the Board denied the subject request. AYES: Kelly, Tindall, Spencer NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 81-39 Applicant: Dr. & Mrs. E.J. Olivarez To permit a reduction of twelve (12) feet in the required setback for a direct entry garage to allow relocation of the garage door. Subject property is located on the east side of Coral Cay Lane, approximately 200 feet northeast of Marina Bay Drive. Secretary Spencer gave a brief explanation of the proposal. Mrs. E.J. Olivarez (applicant) and Mr. Don Hartfelder (architect) were present to represent the application. Chairman Tindall opened the public hearing. Mr. Hartfelder stated that the purpose of the request would be to allow the relocation of the garage, which is located next to the common access to a marina area. Cars parking next to the marina wall makes visual access difficult. Photos were submitted showing the site. Secretary Spencer noted that there was sufficient on -site parking, and the easements (street, sidewalk and utilities) are private. Mr. Hartfelder noted that the architectural committee_ of the homeowners association had reviewed and approved the plan. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 4 Secretary Spencer noted that the code requires twenty-two feet from the back of the property line to the garage. As the request is for twenty (20) feet, an automatic garage door opener would be required. Further Board discussion ensued. Chairman Tindall closed the public hearing. Conditions of Approval were discussed with the applicant. ON MOTION BY SPENCER AND SECOND BY TINDALL, CONDITIONAL EXCEPTION WAS APPROVED BY THE FOLLOWING VOTE, WITH FINDINGS, REASONS AND CONDITIONS OF APPROVAL AS FOLLOWS: REASON FOR APPROVAL: Existing driveways present location adjacent to main accessway to boat marina has, due to the activity level associated with same, causes an unacceptable visual and sound intrusion whereby normal methods of attenuation have proven ineffective. FINDINGS: 1. The granting of the conditional exception will not constitute a grant of a special privilege inconsistent upon other properties in the vicinity and under identical zone classifications. 2. 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 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 June 8, 1981 shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered following issues relating to the conceptual plan: the 1 MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 5 - 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. B. GENERAL CONDITIONS: 1. There shall be a minimum of twenty (20) feet from the back of sidewalk to garage door. 2. Applicant shall provide automatic garage door opening device. AYES; Spencer, Tindall, Kelly NOES: None ABSENT: None TENTATIVE PARCEL MAP NO. 81-567 Applicant: The Slater Venture To permit a five -parcel division of land consisting of four parcels for individual buildings and one parcel as a commonly owned access parcel. Subject property is located on Slater Avenue, approximately 200 feet east of Gothard Street. Chairman Tindall introduced the application to the Board. Secretary Spencer briefly outlined the proposal. He noted that an administrative review (AR 79-61), had previously been approved for this site. The applicant acknowledged receipt of the suggested conditions of approval. The Board discussed with the applicant reciprocal drive- way easements and parking. Conditions of,Approval were discussed with the applicant. Chairman Tindall recommended that the applicant establish CC&R's in relation to parking, common drives, etc., for submittal to the Board for review and approval, prior to recordation of the parcel map. ON MOTION BY TINDALL AND SECOND BY SPENCER, TENTATIVE PARCEL MAP NO. 81-567 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 6 FINDINGS: 1. The proposed division of lots for the purpose of the construction of industrial buildings 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 industrial buildings was placed on the subject property. 4. The size, depth, frontage, street width and other designs and improvements features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifications 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 ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received June 9, 1981 shall be the approved layout. B. GENERAL CONDITIONS: 1. CC&R's shall be established by the applicant, and reviewed and approved by the Department of Public Works and the Department of Development Services prior to recordation of said CC&R's 2. All applicable conditions of approval of Administrative Review No. 79-61 shall be complied with. AYES: Tindall, Spencer, Kelly NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 81-44 Applicant: Howard Parsell To permit the construction of an 18, 624 sq. ft. industrial building located on the northwest corner of Argosy and Graham Streets (5471 Argosy). This request is part of a total project assessed by EIR 73-16, approved by the City Council on April 18, 1974. Secretary Spencer introduced the application. Mr. Howard Parsell was present to represent the application. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 7 The Board had several concerns regarding the proposal. It was noted that the trash areas were not depicted on the plan, also parking ratios were not reflected properly. It was recommended that the applicant submit revised plans showing the above noted concerns. Chairman Tindall expressed concern regarding reciprocal access between the property to the north and west. He recommended that the existing chain link fence between the property to the west be removed to ensure better on -site circulation and to accommodate reciprocal access between the properties. In addition, the proposed six (6) foot high block wall between subject site and the property to the north be eliminated. Secretary Spencer informed the applicant that the first parking space closest to Argosy would be required to be relocated to twenty- five (25) feet back of right-of-way. Further Board discussion followed. Conditions of Approval were discussed with the applicant. ON MOTION BY SPENCER AND SECOND BY KELLY, ADMINISTRATIVE REVIEW NO, 81-44 WAS APPROVED WITH THE FOLLOWING CONDITIONS OF APPROVAL 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 June 10, 1981 shall be the approved layout, subject to the modifications described herein: a. Applicant shall submit revised plans reflecting parking ratios and location of trash enclosures. b. The first parking space closest to Argosy Street shall be relocated to twenty-five (25) feet back of right-of-way. C. Existing chain link fence between property to the west and subject property and proposed six (6) foot block wall shall be removed prior to issuance of building permits. d. Applicant shall enter into reciprocal access agreement between property to the west and north. Document shall be filed and recorded with the Orange County Recorder prior to issuance of building permits. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 8 A plan delineating said modifications shall be submitted to the Secretary of the Board. 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 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 roof- top mechanical equipment and shall delineate the type of material proposed to screen said equipment. B. GENERAL CONDITIONS: 1. Applicant shall meet all applicable local, state and federal fire codes, ordinances and standards. AYES: Spencer, Kelly, Tindall NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 81-48 Applicant: H.B. Community Clinic To permit the establishment of a community clinic located on the west side of Main Street, at the intersection of Orange Avenue and Main Street (325 Main Street). Mr. Doug Elson was present to represent the application. Chairman Tindall introduced the application to the Board. Secretary Spencer briefly outlined the application. Secretary Spencer noted that the City Council had originally approved the subject site for a temporary use of two (2) years. The lot will be paved and stripped and landscaped. He further stated that three (3) locations 11, had been investigated prior to the selection of the site at the inter- 1 MINUTES; H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 9 section of Orange Avenue and Main Street. Mr. John Parnakin and Mrs. Doris Hicks (business owners in the downtown area) were present to speak in opposition of the proposal. Chairman Tindall informed them that the request was not a public hearing item, and public input was not required. He would, however, allow them to speak. Mr. Parnakin stated that he had contacted approximately fifty-five (55) businessmen in the downtown area who were opposed to the clinic being located in the downtown area. He stated that the area is struggling to create an appealing image and the clinic would be a detriment to the appearance of the area. Mr. Parnakin submitted a petition signed by downtown businessmen in opposition. Mr. & Mrs. Watkins (207 Geneva), residents of Huntington Beach for 30 years, spoke in favor of the clinic, stating that they did not feel that a human services facility would be a detriment ''to the community. Further, they stressed the need for the facility in the downtown area, close to those who would most need the services. Mrs. Hicks stated that she had not been informed of the meeting, and felt that the City was trying to move ahead without informing those who would be most affected by the clinic. Chairman Tindall stated that the request was not a public hearing item, as the request was basically within conformance of the Ordinance Code, therefore notice of the meeting is not required as approval is given on an administrative level (Board of Zoning Adjustments action). He explained that the Board had several options; 1) approve, 2) deny, 3) refer to the Planning Commission for action. He stated that a ten (10) day appeal period is required, allowing for the applicant or anyone in opposition to appeal the decision. Further Board discussion followed. Conditions of approval were discussed. ON MOTION BY TINDALL AND SECOND BY SPENCER, ADMINISTRATIVE REVIEW NO. 81-48 WAS APPROVED'BY THE BOARD OF ZONING ADJUSTMENTS WITH THE FOLLOWING CONDITIONS OF APPROVAL BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 10 1. The conceptual plot plan and elevations received June 18, 1981 shall be the approved layout, subject to the modifications described herein: a. Applicant shall submit plans reflecting compliance with Article 979 of the Huntington Beach Ordinance Code regarding parking, landscaping and on -site parking lot area. 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 conceputal 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. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. B. GENERAL CONDITIONS: 1. Approval of this request is for 2 years only. 2. Applicant shall meet all applicable local, state and federal fire codes, ordinances and standards. AYES: Tindall, Spencer, Kelly NOES: None ABSENT: None I : 1 MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 11 SPECIAL EVENT NO. 81-16 Applicant: Frank Bishoff To permit a Fourth of July Celebration (July 3 thru 5), located at 7800 Edinger. The Fire Department stressed that access lanes remain open so as not to block traffic, and an attendant be present to direct traffic and parking. In addition, the area be cleaned after each daily use. ON MOTION BY KELLY AND SECOND BY SPENCER, SPECIAL EVENT NO. 81-16 WAS APPROVED BY THE FOLLOWING VOTE, WITH CONDITIONS OF APPROVAL AS NOTED HEREIN: CONDITIONS OF APPROVAL: 1. The plot plan received June 22, 1981 shall be the approved layout. 2. Area shall be cleaned after daily event. 3. A parking attendant shall be present to avoid traffic confusion. 4. Fire access lanes shall remain unobstructed at all times. AYES: Kelly, Spencer, Tindall NOES: None ABSENT: None SPECIAL EVENT NO. 81-4 Applicant: St. Bonaventure Church To permit an annual fall festival (October 9 thru 11), located at 16400 Springdale Street. Secretary Spencer stated that the request is the same as requested last year. He noted that there had not been any significant problems at that time. He recommended that the conditions of approval imposed at that time apply. The Board reviewed the conditions of approval. Discussion followed regarding hours of operation. ON MOTION BY KELLY AND SECOND BY SPENCER, SPECIAL EVENT NO. 81-4 WAS APPROVED WITH THE FOLLOWING CONDITIONS OF APPROVAL BY THE FOLLOWING VOTE: MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 12 CONDITIONS OF APPROVAL: 1. The plot plan received March 6, 1981 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 at least five (5) days prior to the event. 5. All trash, debris and garbage as well as special dumpsters shall be removed from the site within two (2) days of closing of the festival. 6. Use of amplifiers, speakers, musical instruments and playing of recorded music are to be discontinued as of 9:00 P.M. each day. 7. Refrigeration truck to be placed on -site as near the intersection of Springdale and Heil as possible to minimize noise from the unit. 8. Barricades shall be placed at the intersections of Springdale and Brassie, Springdale and Orlando, Heil and Bradbury, Orlando and Bradbury and Orlando and Angler. The applicant shall provide at their expense, uniformed police officers to man the barricades, at all locations except Orlando and Angler, 1 hour prior to the opening of the festival to the close of each day. 9. All equipment and manpower required by Condition No. 8 shall be provided at the applicant's expense. 10. Appropriate signs (temporary) for the direction of traffic and on -site parking shall be provided by the applicant. Said signs, location, and content to be as recommended by Traffic Division of the Police Department. 11. The vehicular access off Orlando and Bradbury shall be secured and not used for ingress -egress to the site except for emergency purposes. 12. All operations of the festival, including machinery, other than necessary refrigeration units shall desist between the hours of 9:30 P.M. and 8:00 A.M. 13. All activity on the site or clean-up activity off -site shall be shut down by 11:00 P.M. 14. In the event there are any violations of the foregoing conditions or any violations of life safety codes, the festival activity will be terminated and not permitted to reopen. MINUTES: H.B. BOARD OF ZONING ADJUSTMENTS June 24, 1981 Page 13 15. The applicant shall provide clean-up crews to clear the adjacent streets of trash and debris each evening after closing of the activity. 16. All evidence of the activity (booths, rides and other material shall be completely removed from the site within two (2) weeks of closing of the festival. 17. All vehicular ingress and egress to the site shall be via the church driveway located mid -block on Springdale. AYES: Kelly, Spencer, Tindall NOES: None ABSENT: None THERE BEING NO OTHER BUSINESS, THE MEETING WAS ADJOURNED les P. Spenc , Secretary Board of Zoning -Adjustments