HomeMy WebLinkAbout1981-12-16MINUTES
HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS
Room B-8, Civic Center
2000 Main Street
Huntington Beach, CA
WEDNESDAY, DECEMBER 16, 1981 - 1:15 P.M.
BOARD.MEMBERS: Palin, Tindall, Smith, Kelly, Vogelsang
STAFF PRESENT:. Truppelli
MINUTES: ON MOTION BY PALIN AND SECOND BY KELLY,
THE MINUTES OF THE REGULAR MEETING OF
DECEMBER 2, 1981 WERE APPROVED BY THE
FOLLOWING VOTE:
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES: None
ABSENT: None
ABSTAIN: None
AGENDA ITEMS TO BE CONTINUED:
TENTATIVE PARCEL MAP NO. 81-584 (Continued from 12/2/81)
Applicant: Pace Engineering, Inc.
To permit conversion of an existing medical complex into Condominium
units, located at 8041 Newman Avenue, zoned C-4,Highway Commercial
District.
Secretary Palin reported that a letter has been received from the
applicant requesting continuance of this application, until the
meeting of January 13, 1982, allowing Pace Engineering additional
time to obtain necessary information.
ON MOTION BY PALIN AND SECOND BY TINDALL, TENTATIVE PARCEL MAP
NO. 81-584 WAS CONTINUED TO THE MEETING OF JANUARY 13, 1981, BY
THE FOLLOWING VOTE:
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES: None
ABSTAIN: None
Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Two
CONDITIONAL EXCEPTION NO. 81-87
Applicant: Orth Construction Company
To permit reduction in required open space and to encroach one
(1) foot three (3) inches into rear yard setback located at
15971 Puritan Circle.
Chairman Tindall opened public hearing with Ed Nettleton present
to speak on application.
Secretary Palin stated that the Code requires a minimum of ten
(10) feet for rear yard setback, that the original plan submitted
has been amended, and that the applicant is now requesting per-
mission to add a room addition encroaching into ten (10) foot
rear yard setback by approximately 1-1/2 foot.
While discussing plan with applicant, it was discovered by the Board
that precise property measurements were not shown on plan submitted
and that other alternatives should be explored with less deviation
from the code as to setbacks and open space requirements. The
applicant concurred with the Board to continue this conditional
exception one week to allow additional time to reassess the project
and submit a revised plan. The public hearing was closed.
ON MOTION BY PALIN AND SECOND BY SMITH, CONDITIONAL EXCEPTION
NO. 81-87 WAS CONTINUED TO THE MEETING OF DECEMBER 23, 1981 BY
THE FOLLOWING VOTES:
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES:• None
ABSTAIN: None
REGULAR AGENDA ITEMS:
ADMINISTRATIVE.REVIEW NO. 81-78
Applicant: British Motor Car Distributors, Ltd.
To permit construction of a 13,824 square foot Industrial Building
located on Buckingham Street - Lot #23 and 24 of Tract #9879
(Huntington Beach Business Park), zoned M1-A, Restricted Manufacturing
District.
The Chairman informed the Board that this request is covered by
Negative Declaration No. 80-18.
Mr. D.M. Bridgman was present at the meeting.
Secretary Palin addressed group saying that for construction of
a industrial facility approval is required pursuant to the require-
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Three
ments contained in Division 9 of the Code, that no permits shall
be issued for construction of a building or structure, or any act
which prepares property for the construction of building, until
such approval has been procured which in this case requires an
Administrative Review.
Elimination of the twelve (12) foot single -lane driveway on the
westerly side of building was discussed. It was felt that it was
not in the best interest of applicant, City, or respective people
visiting site for circulation when egressing and ingressing being
the problem. It would also create future problem for neighbors
to the west.
Mr. Bridgman stated that the building would not be used as a
sales facility but was for engineering development with whole-
sale offices, etc. with no retail or general type people coming
in. It was the consensus of the Board that use of the building
would be congruent with others in the area.
Conditions of Approval were discussed.
ON MOTION BY PALIN AND SECOND BY SMITH, ADMINISTRATIVE REVIEW
NO. 81-78 WAS APPROVED IN CONCEPT WITH THE FOLLOWING CONDITIONS
OF APPROVAL APPLICABLE, WITH VOTES AS FOLLOWS:
CONDITIONS OF APPROVAL:
A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS:
1. The revised conceptual plot plan received December 10,
1981, shall be the approved layout, subject to the
modifications described herein:
a. The westerly driveway shall be eliminated and replaced
with landscaping;
b. The walls proposed for both parking and security of
property shall be constructed and landscaped, with
compatible materials to that used on the new building;
c. The approach driveway to be widened to twenty-seven
(27) feet per Standard Plan 212 (a) and (b).
d. A plan depicting said modifications shall be submitted
to the Secretary of the Board of Zoning for approval
prior to issuance of building permits; and
e. All prior conditions imposed on Tentative Parcel Map
No. 81-583 shall be complied with.
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Four
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 land-
scaping specifications on file in the Department of
Public Works.
b._ Rooftop mechanical equipment screening plan. Said plan
shall'iridicate screening of all rooftop mechanical
equipment and shall delineate the type of material
proposed to screen said equipment.
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES: None
ABSTAIN: None
USE PERMIT NO. 81-44
Applicant:` Herbert Nadel, A.I.A. & Partners
To permit a 34,547 square foot Retail Store within an existing
building, located at 7441 Edinger Avenue, zoned C-2, Community
Business.District.
The Chairman informed the Board that this request is covered
by Negative Declaration No. 76-52 and opened the public hearing.
Mr. Ken Nomura, authorized agent for Herbert Nadel, A.I.A. &
Partners was present.
Secretary Palin outlined use stating that request is to use a
portion of Levitz Building where they currently have warehousing
taking place to be converted to a sporting goods retail store with
no additional square footage being added to project. Mention was
made that by issuance of permits, they will have to bring the
building into compliance with Code.
-4- BZA 12/16/81
Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Five
Upon review of application, it was noted that landscaping was short.
The applicant was told that when the building was originally approved
the formula used for landscaping was three (3) percent of overall
site per Code and since that time has been increased to six (6)
percent. It was suggested to the applicant that since they are
over on parking that they negotiate adding landscaping in place
of parking in other areas, and that to landscape the complete
front entrance would certainly enhance the whole building.
The applicant reported that the proposed retail store will be
utilizing the existing mezzanines for storage and will use 300
square feet of same for offices. The public hearing was closed.
Further discussion centered on signage. The applicant was made
aware that this review does not cover signage and that same would
have to be applied for under a separate application.
ON MOTION BY PALIN AND SECOND BY TINDALL, USE PERMIT NO. 81-44
WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL,
BY THE FOLLOWING VOTES:
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 received and dated December 2,
1981, shall be the approved layout, subject to the
modifications described herein:
a. Additional landscaping shall be provided for the
new use being established on a ratio of approximately
14.7 percent or equates to 2,073 feet of additional
landscaping.
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Six
b. All proposed signage shall be approved under a separate
application. Signage has not been approved by this
review for subject facility.
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
administative 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.
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES: None
ABSTAIN: None
USE PERMIT NO. 81-45
Applicant: Ioan Petrescu
To permit Automotive Business, located at 15463 Chemical Lane,
zoned M1-A, Restricted Manufacturing District.
The Chairman informed the Board that this request falls within
scope of Negative Declaration No. 78-103.
The public hearing was opened with Ioan Petrescu present to
speak on his application.
Mr. Petrescu introduced himself to the Board saying that his
request was for conversion of exotic European cars upgrading them
to American Standards of the Environmental Protection Agency and
Department of Transportation covering smog control devices,
headlights, taillights, seatbelts, etc. He stated that he works
on one (1) car at a time which generally takes one (1) or two (2)
days to complete. He can accommodate four (4) cars at one time
inside his building with possibly two or three cars being stored
inside pending conversion. He has no employees.
There being no other persons present to speak for or against
this proposal, the public hearing was closed.
Secretary Palin stated that this type of business is compatible
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Seven
with other businesses in area and that buildings within an M1-A
District are not designed for outside storage of vehicles, parts,
etc. Further, the applicant was cautioned that the Conditions
as outlined in following Conditions of Approval were strictly
enforced.
ON MOTION BY PALIN AND SECOND BY SMITH, USE PERMIT NO. 81-45
WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL
APPLICABLE, BY THE FOLLOWING VOTES:
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:
1. The conceptual plot plan received December 4, 1981, 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.
B. GENERAL CONDITIONS:
1. There shall be no outside storage or repair of vehicles,
parts or equipment.
2. Repair work shall be conducted wholly within the building.
3. A six (6) month review shall be conducted to verify
compliance with these conditions.
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Eight
4. Applicant shall meet all applicable local, state and
federal fire codes, ordinances and standards.
AYES: Palin, Tindall, Kelly, Smith, Vogelsang
NOES: None
ABSTAIN: None
CONDITIONAL EXCEPTION NO. 81-22
Applicant: Michael L. Falk
To permit a three (3) foot encroachment -into rear yard, one foot
nine inch encroachment into exterior side yard, reduction in required
open space to 826 sq. ft. in main area and reduction of one foot in
second area dimension. Property located at 15681 Willett Lane,
zoned R1, Single Family Residence.
This request is a Categorical Exemption, Class. 5, California
Environmental Quality Act, 1970.
Chairman Tindall opened the public hearing. Mr. Michael L. Falk
was present.
The proponent addressed the Board stating that the requested
deviations from the Code were necessary due to location of his
home on a corner lot. He mentioned that the house is located
farther back on the property than normal which limits the
dimensions for a reasonable sized room addition. He feels that
a smaller addition would not warrant the cost of today's high
construction costs.
The public hearing was closed.
After a lengthy discussion between the Board and applicant,
with many other alternatives discussed, it was agreed that the
rear yard setback would remain at ten (10) foot allowing a
reduction in the proposed family room addition. Minimal encroach-
ment in exterior side yard was granted as location of addition is
on side yard adjacent to street and would not impact neighbors.
ON MOTION BY KELLY AND SECOND BY PALIN, CONDITIONAL EXCEPTION
NO. 81-22 WAS APPROVED WITH THE FOLLOWING FINDINGS, REASONS,
AND CONDITIONS OF APPROVAL APPLICABLE, BY THE FOLLOWING VOTES:
FINDINGS AND REASONS:
1. The existing dwelling unit is positioned such on a corner
lot that a reasonable sized room addition would be prohibited
without a minimal encroachment into exterior side yard and
into open space area.
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Nine
2: Addition would not impact neighborhood.
3. 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.
4. Because of special circumstances applicable to the subject
property, including size, shape, and location, 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.
5. The granting of a conditional exception is necessary in order
to preserve the enjoyment of one or more substantial property
rights.
6. The granting of a conditional exception will not be materially
detrimental to the public welfare, or injurious to property in
the same zone classifications.
7. 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 received December 1, 1981,
shall be the approved layout as revised:
a. Rear yard setback to remain at ten (10) foot, with
change in workshop eliminating exterior door which
will be replaced by a window or whatever architectural
design so desired by applicant.
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:
Lot area;
Lot width and lot depth;
Type of use and its relation to property and improvements
in the immediate vicinity.
AYES: Palin, Tindall, Smith, Kelly, Vogelsang
NOES: None
ABSTAIN: None
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Ten
ADMINISTRATIVE REVIEW NO. 81-79
Applicant: K.W. Donsbach & Gordon Mountjoy
To permit construction of a 20,000 sq. ft. building for
office, manufacturing, storage, education -training, sales,
clinic and other related operations.
The Chairman informed the Board that this application is covered
by Negative Declaration No. 74-151.
Gordon Mountjoy was present to speak on application for mixed uses.
Secretary Palin presented a summary of the proposed site. Over-
lapping parking was discussed and justified. The Board reviewed
the applicable provisions of the Ordinance Code with the applicant,
who indicated Mr. Donsbach and himself would comply with provisions
outlined in Conditions of Approval.
ON MOTION BY PALIN AND SECOND BY SMITH, ADMINISTRATIVE REVIEW
NO. 81-79 WAS APPROVED WITH IMPOSED CONDITIONS OF APPROVAL
AS FOLLOWS, ALSO VOTES:
CONDITIONS OF APPROVAL:
A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS:
1. The conceptual plot plan received and dated December 3,
1981, shall be the approved layout, subject to.modifications
described herein:
a. The parking for the proposed expansion shall be provided
with seventy-seven (77) parking spaces on the adjacent
lot. The applicant shall.submit to the City an Agreement
for recordation, prior to issuance of building permits
on phase #3, stating that the seventy-seven (77) parking
spaces on Lot #1 of Tract #8788 shall be that parking
for the proposed additional building's square footage
proposed on Administrative Review No. 81-79 and that,
if for some unknown reason, applicant looses the use
of these seventy-seven (77) parking spaces on Lot #1
that sufficient parking be provided on Lot #2 to fully
satisfy the Ordinance Code and that modifications be
made to the structure to accommodate said parking.
b. A parcel map shall be submitted to recreate Lot #2 of
Tract #8788 to its original configuration.
c. Landscape and irrigation plan complying with Article 979
of the Huntington Beach Ordinance Code and landscaping
f,
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Minutes: H.B. Board of Zoning Adjustments
December 16, 1981
Page Eleven
specifications on file in the Department of Public Works
shall be submitted for approval prior to construction
of third phase (Tower Building) to the Secretary of the
Board.
d. Rooftop mechanical equipment screening plan to be submitted
to the Secretary of the Board for approval prior to
construction of third phase (Tower Building). Said plan
shall indicate screening of all rooftop mechanical equip-
ment and shall delineate the type of material proposed to
screen said equipment.
e. All classroom activities shall be incidental to the
general operation within the building and shall not be used
for community college or outside school activities.
f. That seminars and training sessions of ten (10) or more
persons shall be limited to weekends and after 5:00 p.m.
during weekdays.
g. The clinic area shall be for research and training only
with a maximum use of twenty (20) persons per day and not
all of such persons to be at the facility at any one time.
h. Applicant shall meet all applicable local, state and
federal fire codes, ordinances and standards.
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.
AYES; Palin, Tindall, Kelly, Smith, Vogelsang
NOES: None
ABSTAIN: None
BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED.
JKm-ds W. Palin, Secretary
Board of Zoning Adjustments
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