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HomeMy WebLinkAbout1982-06-02MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY, JUNE 2, 1982 - 1:15 P.M. BOARD MEMBERS PRESENT: Webb, Kelly, Vogelsang, Smith, Crosby STAFF PRESENT: Zelefsky, Parker MINUTES: ON MOTION BY SMITH AND SECOND BY CROSBY, THE MINUTES OF THE REGULAR MEETING OF MAY 5 ., 1982, WERE APPROVED AS TRANSCRIBED BY THE FOLLOWING VOTE: AYES: Webb, Kelly, Vogelsang, Smith, Crosby NOES: None ABSTAIN: None ABSENT: None REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 82-19 (Con't. from 5/26/82) Applicant: Hale Construction Company, Inc. To permit a 14,400 square foot mezzanine and warehouse addition. Location -- 16242 Beach Boulevard, zoned C2, Community Business District. Mr. Darle Hale and Mr. Dennis Trausch were present to speak in favor of Administrative Review No. 82-19. Staff introduced the proposal and stated that the applicants request had been continued to today's hearing to allow the applicant time to revise his plan depicting six (6) percent landscaping for the entire site in lieu of three (3) percent on original entitlement for the Sport Chalet and a legend showing the ratio of parking. The Board reviewed the plan submitted noting that landscaping was shown at 4.3 percent. The applicant was once again informed that Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Two six-(6) percent landscaping for the entire site is required by Code and that the existing deteriorated landscaping needs to be upgraded. Mr. Hale stated that the corrections to the landscaping would not be a problem. The applicants parking requirements were met with the exception of the two (2) parking spaces on the northwest corner of Beach Boulevard which are to be eliminated and replaced with land- scaping. Discussion carried on the chain -link fence surrounding the trash enclosure located on the south side of the building visible to people parking in this particular area. The Board Members felt this trash enclosure should be enclosed by a masonry block wall. Further, the applicant was advised on the procedure for filing of a parcel map, prior to occupancy, in order to consolidate the two parcels. ON MOTION BY SMITH AND SECOND BY VOGELSANG, ADMINISTRATIVE REVIEW NO. 82-19 WAS APPROVED WITH THE FOLLOWING CONDITIONS OF APPROVAL IMPOSED, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: The conceptual plot plan received June 1, 1982 and elevations received May 24, 1982 shall be the approved layout, subject to the following: 1. A revised site plan shall be submitted to the Secretary of the Board for review and approval reflecting the following: a. Landscaping consisting of six (6) percent of the total site area. b. The two (2) parking spaces on the northwest corner of Beach Boulevard shall be eliminated and replaced with landscaping. C. The chain -link fence surrounding the trash enclosure on the south side of the building shall be replaced with a masonry block wall. 1 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. d. A parcel map shall be filed prior to issuance of building permits and recorded prior to occupancy in order to consolidate the two parcels. -2- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Three e. The new 14,400 square foot addition shall comply with all Fire Code requirements. 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: Webb, Kelly, Vogelsang, Smith, Crosby NOES: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 82-19 Applicant: M. C. Zervantian To permit reduction of minimum space dimension from 25 ft. to 21.5 ft. Property located at 6561 Dohrn Circle, zoned R-1, Single Family Residence. As'the balance of the agenda items were for Conditional Exceptions, Chairman Kelly defined the necessary requirements for obtaining a Conditional Exception. Staff introduced the application with Mr'. and Mrs. Zervantian present to speak in favor of their application. The public hearing was opened by Chairman Kelly. After review of the applicant's Plan by the Board, Mr. and Mrs. Zervan- tian were informed that the dimensions shown on their plan were incorrect; that the width of the lot was shown at 67 ft. and should have been shown at 66-1/2 ft. Mr. Zervantian addressed the Board and stated that whereas the property dimensions are incorrect, as he has been doing some work for the proposed addition replacing exact measurements where previously the patio had been, he knew the measurements for the proposed addition were correct as he had measured it himself. The Board questioned Mr. Zervantian on his previous patio which is to be replaced by his proposed addition. Mr. Zervantian submitted to the Board a copy of his building permit for the patio. It was discovered by the Board that the applicants home when originally constructed did not meet the minimum dimension of 25 ft. in the rear -3- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Four of his property although the square footage of 1,200 sq. ft. was met. Mr. Zervantian stated that all the homes with the same floor plan in his tract have the same setbacks and that some homes are set back farther depending on the size of the homes. Mr. Zervantian's tract of homes was recorded in March of 1969. The public hearing was closed by Chairman.Kelly. Board discussion carried as to whether or not the applicant should be allowed to compound the cycle of errors which have occurred. Some Board Members felt the intent of the Code was met as the usuable open space requirement was in excess at 1,300 sq. ft. in lieu of Code required 1,200 sq. ft. ON MOTION BY SMITH AND SECOND BY VOGELSANG, CONDITIONAL EXCEPTION NO. 82-19 WAS APPROVED WITH FINDINGS, REASONS, AND CONDITIONS OF APPROVAL FOLLOWING, BY THE FOLLOWING VOTE: FINDINGS AND REASONS: 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. Open space requirement is met (in excess of 1,200 sq. ft.). 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 received May 7, 1982, shall be the approved layout, subject to the following: a. A revised plan shall be submitted to the Secretary of the Board for review and approval reflecting correct dimensions. 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. -4- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Five 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; - Past administrative action regarding this property. AYES: Kelly, Vogelsang,- Crosby, Smith NOES: Webb ABSTAIN: None CONDITIONAL EXCEPTION NO. 82-24 Applicant: Jeffrey and Lauretta Stansfield To permit a eight (8) foot high garden wall to encroach to within 7-1/2 ft. of the required 15 ft. front setback. Property located at 16191 Santa Barbara Lane, zoned Rl. Staff outlined the proposal with Mrs. Stansfield in attendance to speak in favor of her proposal. Chairman Kelly opened the public hearing. It was stated that a few months back, Mrs. Stansfield had been granted a Conditional Exception which permitted her garage addition to encroach nine feet into the twenty-two ft_ front yard setback and permitted her residential addition, over the garage, to encroach two feet into the fifteen ft. front yard setback as granted to many -of the residents in her tract of homes. The garden wall was discussed at great length with the applicant. Mrs. Stansfield stated that the garden. wall will not be a uniform eight feet, but is proposed to be tiered down like other walls in her tract; that basically, the wall is just being pushed out to be in balance with the new addition added to her home recently. The public hearing was closed with.no one else present to speak in favor or opposition of this conditional exception. Pictures taken by staff of the existing wall were viewed by the Board. It was the consensus of the Board that as this tract of homes was built under a conditional exception allowing variances to the Code for this type of construction that as -Mrs. Stansfield"s home is on an odd shaped lot which fronts onto the channel in the harbor-, that like her neighbors walls, her request for parity should be granted. ON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 82-24 WAS GRANTED WITH FINDINGS, REASONS, AND CONDITIONS OF APPROVAL AS FOLLOWS, BY THE FOLLOWING VOTE: -5- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Six FINDINGS AND REASONS: 1. This property has unique characteristics because of its configuration (pie -shaped) creating a hardship. 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. 2. The granting of this request is one of parity with surrounding homes. 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. 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 classifications. CONDITIONS OF APPROVAL: The conceptual plot plan received May 14, 1982, for the eight (8) foot high garden wall only, shall be the approved layout. In its approval action for the eight (8) ft. high garden wall, 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; - Past administrative action regarding this property. AYES: Webb, Kelly, Vogelsang, Smith, Crosby NOES: 'None ABSTAIN: None CONDITIONAL EXCEPTION NO. 82-25 Applicant: Seaborg Construction, Inc. To permit reduction of parking spaces from 79 to 77 and allow re -striping for 40 percent compact cars. Property located at 18700 Beach Boulevard, zoned C4, Highway Commercial District. Staff outlined the proposal with Mr. Robert Muelenbeck present representing Seaborg Construction, Inc. -6- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Seven The public -hearing was opened by Chairman Kelly. Mr. Muelenbeck introduced himself to the Board and stated that the existing buildings are comprised of a total of 20,382 square feet. Of that total, 2,280 sq. ft. are being devoted to Medical uses (19 spaces required). The remaining 18,102 sq. ft. are being utilized for office uses, requiring a total of 60 spaces. The restriping of the parking lot has allowed the applicant to increase the number of parking spaces to 77. However, because of the odd shaped lot, the applicant can not achieve the code required 79 spaces. The public hearing was closed by Chairman Kelly with no one else present to speak for or against this request. Upon review of the plan submitted, the Board concurred that indeed the applicant did have an odd shaped piece of property. The applicant was informed of the Code requirement for compact spaces being individually stamped at the foot of the stall as "compact". Necessary fire code requirements were discussed with the applicant. ON MOTION BY SMITH AND SECOND BY VOGELSANG, CONDITIONAL EXCEPTION NO. 82-25 WAS APPROVED WITH FINDINGS, REASONS, AND CONDITIONS OF APPROVAL FOLLOWING, BY THE FOLLOWING VOTE: FINDINGS AND REASONS: 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. The granting of a conditional exception will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 3. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 4. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. CONDITIONS OF APPROVAL: The conceptual plot plan received May 14, 1982, 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; -7- BZA 6/2/82 Minutes: H.B. Board of Zoning Adjustments June 2, 1982 Page Eight - Lot width and lot depth;- - Type of use and its relation -to property andImprovements in the immediate vicinity; - Past administrative action regarding this property. General Conditions: - - 1. Compact parking stalls shall,be-individually-marked as such. 2. The applicant:_shall_comply.with all applicable fire code -requirements_'.(e.g. fire lanes, signs and.red curbing). AYES: Webb, Kelly, Vogelsang, Smith, Crosby NOES : ­ None ABSTAIN:_:None-.= CONDITIONAL EXCEPTION NO-. 82=26- Applicant: William -&--Judith Bechtold -- To permit 11" variance (reduction) in the 18 ft. inside garage width (1711"): -Property located at.18032'-Starmont-Lane, zoned R1. Staff introduced proposal and stated that this request is categoricall exempt, Class.- 5-,_California-Environmental Quality Act, 1970. The public hearing was opened by-Chairman,Kelly-with Mr. Bechtold present -to -speak --in favor- of: -,his -application. As.Mr.,--Bechtold's_application.-and_plan=-.showed a difference in. -what was actual-ly being -r.equested;-,-._it was = clarif ied'by­ the applicant that--his-request-was :for an interior dimension width for his two car garage of 17'1" as advertised and not 16110" as shown on his plot plan: Mr. Bechtold stated_that-his proposal= -was to convert -his three (3) car garage- .into _ a -_two _. (2)- =car garage -allowing for -the _ addition of a library to his residence.- The applicant-was.questioned as to why, -he wanted -to move -the wall over 11 inches,to the location of the -joist -on the west side as he could still, without this encroachment, meet the requirements of the Code -and have his addition. Mr. --Bechtold explained -that the-11 inches would- give him: -just -:enough space ---for book shelves 'for his proposed library -which will -be nine (9)- feet wide, =and 'al -low adequate -space for two full size cars in -his double car -garage.' He further stated that the west- wal-1 top ,plate will be partially supported ,"by -the existi parallel joist --above it which will -add structural integrity to his proposed alteration. The public hearing was closed'by'Chairman Kelly. -8- BZA 6/2/82 Minutes: H.B. June 2, 1982 Page Nine Board of Zoning Adjustments Board discussion ensued covering the proposed dimensions for the addition and two -car garage. ON MOTION BY SMITH AND SECOND BY VOGELSANG, CONDITIONAL EXCEPTION NO. 82-26 WAS APPROVED WITH FINDINGS, REASONS, AND CONDITIONS OF APPROVAL FOLLOWING, BY THE FOLLOWING VOTE: FINDINGS AND REASONS: 1. Addition will not impact neighborhood. 2. As adequate space remains available for a two car garage, the applicant would be denied substantial property rights if not allowed to convert third garage into a reasonable size room addition without the minimal 11 inch variance. 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. 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: The conceptual plan dated May 17, 1982, shall be the approved layout, subject to the following: 1. A revised plan shall be submitted to the Secretary of the Board for review and approval depicting correct dimensions. 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. -9- BZA 6/2/82 Minutes: H.B. Board -of Zoning Adjustments June 2, 1982 Page Ten B. General Condition;* 1. Proposed addition shall meet all the requirements of the Uniform Building Code. AYES: Kelly, Vogelsang, Smith, Crosby NOES: - --Webb ABSTAIN:- None: = THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. Florence Webb, Acting Secretary. Board of Zoning Adjustments -10- BZA 6/2/82