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HomeMy WebLinkAbout1982-11-17r L MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY, NOVEMBER 17, 1982 - 1:30 P.M. BOARD MEMBERS PRESENT: Spencer, Vogelsang, Smith, Evans BOARD MEMBER ABSENT: Kelly MINUTES: ON MOTION BY VOGELSANG AND SECOND BY EVANS, THE MINUTES OF THE REGULAR MEETING OF NOVEMBER 3, 1982, WERE APPROVED AS TRANSCRIBED BY THE FOLLOWING VOTE: AYES: Spencer, Vogelsang, Evans NOES: None ABSTAIN: Smith AGENDA ITEMS TO BE CONTINUED: ADMINISTRATIVE REVIEW NO. 82-42 Applicant: D. Lindsay c/o Shell Oil Company To allow the demolition of an existing service station and reconstruction as a self-service station with car wash. Property located at 16001 Bolsa Chica. Upon introduction of the application, Acting Secretary Spencer stated that as the applicant was not in attendance, and had mentioned previously in a conversation that he wished to be I resent at_the hearing,'felt that possibly notification.of today's hearing had not reached the -applicant. ON MOTION BY SPENCER AND SECOND BY SMITH, ADMINISTRATIVE REVIEW NO. 82-42 WAS CONTINUED ONE WEEK, TO THE MEETING OF NOVEMBER 24, 1982, AND THAT THE APPLICANT BE NOTIFIED OF HIS HEARING DATE. AYES: Spencer, NOES: None ABSTAIN: None Vogelsang, Smith, Evans Minutes: H.B. Board of Zoning Adjustments November 17, 1982 Page Two REGULAR AGENDA ITEMS; ADMINISTRATIVE.,,REVIEW NO. 82-48 Applicant: Mr, Evan James To permit the construction of a 11,436 square.foot Industrial Building located at 15641 Chemical Lane.. Acting Chairman Evans introduced the application and stgtedi.that this request was covered by EIR 73-16. Acting Secretary Spencer outlined the proposal and stated that the.plan, as submitted, has been through Plan Check and appears to be substantially in compliance with the Ordinance Code. He further stated that the twenty-five (25) foot drive easement encumbering both lots will have to be paved and will require its either a recorded easement or an agreement acknowledging existence to be submitted to the Secretary of the Board prior to issuance of building permits. Mr. Evan James was present to speak in favor of his proposal. applicable standards for The applicant was informed that all MI -A District would have to -be complied with. a Conditions for Approval were discussed. ON MOTION BY SMITH AND SECOND BY SPENCER, ADMINISTRATIVE REVIEW OF APPROVAL NO. 82-48 WAS APPROVED, WITH FOLLOWING CONDITIONS IMPOSED, WITH VOTE FOLLOWING: CONDITIONS OF APPROVAL: A.' TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plot plan received November 4, 1982, and elevations received October 18,' 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; 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 -2- BZA '11/17/82 1 0 Minutes: H.B. Board of Zoning Adjustments November 17? 1982 Page Three 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. c. The twenty-five (25) foot easement shall be reflected either as a recorded easement or an agreement acknowledging its existence. B. GENERAL CONDITION: 1. The twenty-five (25) foot reciprocal easement shall be paved per City specifications. AYES: Spencer, Vogelsang, Smith, Evans NOES: None ABSTAIN: None TENTATIVE PARCEL MAP NO. 82-575 Applicant: Huntington Beach Company To permit creation of two (2) legal size lots from one (1) - Assessor's Parcel No. 111-170-03, located on the west side of Huntington Street, 630 feet south of Garfield. Acting Chairman Evans introduced the proposal and stated that this request is categorically exempt, Class. 15, California Environmental Quality Act, 1970. Acting Secretary Spencer informed the Board that the applicant wishes to have the hearing of his tentative parcel map continued for one week and would like to substantiate his reason for this continuance. Dave Eadie addressed the Board. He stated that the Huntington Beach Company is presently negotiating with Cambro Manufacturing on the sale of Parcel 2 shown on the tentative parcel map.allowing Cambro Mfg. room for expansion. The Huntington Beach Company plans to consolidate their facility which primarily includes the,storage and wash tanks as well as the pumping facility which goes directly to the main pumping line for oil on Parcel No. 1...The reason for the continuance is that their plan does not meet fire code require- ments with respect to setbacks for the proposed location of tanks from their property line. The Huntington Beach.Company has requested that in computing the setback requirements, they be allowed to use the twenty (20) ft.-of vacant land behind the water reservoir owned by the City of -,Huntington Beach, -'and is presently awaiting approval -3= BZA 11/17/82 Minutest H.B. Board of Zoning Adjustments November-17, 1982 Page Four from the Fire Department. Mr. Eadie stated that there will be no change to existing utilities, no public areas or restrictive covenants proposed. Mr. Eadie stated that if this provision is not acceptable to` the Fire Department as to setbacks, a revised map will have to be submitted to the Board showing an increase in the parcel's width. ON MOTION BY SMITH AND SECOND BY SPENCER, TENTATIVE PARCEL MAP NO. 82-575 WAS CONTINUED ONE WEEK, TO THE MEETING OF NOVEMBER 24, 1982, BY THE FOLLOWING VOTE: AYES: Spencer, Vogelsang. Smith, Evans NOES: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 82-64 (Con't. from 11/10/82) Applicant: Hartge Engineering Corporation To permit an existing six (6) foot block wall to remain within front yard setback of proposed single-family parcels fronting Sugar Drive. Property located at 7736+ Sugar Drive. Acting Chairman Evans introduced the proposal and stated that this request is Categorically Exempt, Class. 5, California Environmental Quality Act, 1970. Acting Secretary Spencer reiterated that this application was* continued from the meeting of November 10, 1982, with the applicant's concurrence, that prior to the Board taking action on the request to permit the existing six (6) foot block wall to remain it was felt that the applicant should submit a plan showing the location of the proposed residence on Parcel No. 2, with the possibility of two driveways for the other parcels, tied in with setbacks, safety factors for visability, etc. be submitted to the Board in an effort to determine if the variance requested was justifiable. Photographs were submitted to the Board Members for viewing by' Acting Secretary Spencer. The necessity for a sidewalk in the front of the property for pedistrian movement, existing palm trees and the location of the wall next to the proposed driveway were discussed. It was felt that as Tentative Parcel Map No. 82-572 was approved permitting the subdivision of one (1) existing parcel into four (4) parcels that possibly the block wall existing within the front yard setback should be removed for Visability purposes, with a sidewalk installed, allowing the property to become incorporated into the restlof the neighborhood rather than to continue to be a separate walled section adjacent to the other single-family residences. -4- BZA 11/17/82 Minutes: H.B. Board of Zoning Adjustments November 17, 1982 Page Five The public hearing was reopened with Mr. Bill Hartge, applicant, and Mr. Cox, property owner, present to speak in favor of their proposal. Mr. Hartge presented a new proposal to the Board showing a recess of ten (10) feet (in addition to the twelve (12) foot parkway) from the property line allowing room for a car to get out of the flow of traffic to operate a proposed ornamental rod iron fence approximately 24 feet on each side of the common lot line which he felt would allow adequate visability. Mr. Cox addressed the Board and stated that as his property is faced on three sides by the freeway, an arterial highway and a collector street that the wa?l was necessary to prevent noise, as well as security which was explained in detail. Clarification of Conditions of Approval imposed on Tentative Parcel Map 82-572 covering subject property were discussed with the applicants. The public hearing was closed by Acting Chairman Evans. Extensive Board discussion carried on justification for the variance. Conditions for approval were discussed. ON MOTION BY SPENCER AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO, 82-64 WAS APPROVED.WITH REASONS, FINDINGS, AND CONDITIONS FOR APPROVAL FOLLOWING, BY VOTE AS FOLLOWS: REASONS: 1. Existing wall'located within front yard setback was originally approved as part of a 1978 Board action (C.E. No. 78-17) that due to properties size, coupled with its then proposed use as "estate" type development and certain other factors, subject property was found to have a hardship. 2. Current development plans call for resubdivision of the existing "estate" size parcel into four (4) lots meeting or exceeding development requirements for single-family parcels. 3. -It was determined that those concerns identified in the Board's 1978 action were still valid concerns being primarily property's promimity to 405 Freeway and noise being generated from same.. FINDINGS: 1. The granting of "the Conditional Exception will not constitute a grant of a special-privilete inconsistent upon other properties in the vicinity. -5- BZA 11/17/82 Minutes: H.B. Board of Zoning Adjustments November 17, 1982 Page Six 2. Because of special circumstances applicable to the subject property, the strict application of the zoning ordinance is found to deprive the subject property of certain develop- ment rights. 3. The granting of tF 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. A conceptual plan depicting design for wall treatment at proposed driveway locations shall be submitted to the Secretary of the Board for approval. 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. Openings provided in block wall for vehicular access shall be a minimum of ten (10) feet either side of said access in order to provide a ten (10) by -.ten (10) foot -cut-off for visibility purposes. Also, there shall be` no structure(s) over 42 inches high within said cut-off. 2. Future driveway(s) location and width shall be approved by the Department of Public Works. 3._ If gates are to be provided, they shall be setback a minimum of ten (10) feet from the public right-of-way, and shall be of such design as not to open into said ten (10) foot setback. -6- BZA 11/17/82 Minutes: H:B, Board'of Zoning Adjustments November 17, 1982 Page Seven AYES: Spencer, Evans, Smith, Vogelsang NOES: None ABSTAIN= None MISCELLANEOUS ITEM: ADMINISTRATIVE REVIEW NO. 82-44 Applicant: The Huntington Partnership To permit: 1) Addition of a 630 square foot restroom facility within the most northerly parking compound; 2) Substitution of approximately 8,500 sq. ft. of previously designated and used retail shops to restaurant uses; 3) Addition of 63 additional parking spaces through utilization of compact parking for a new total of 742 spaces with 288 spaces being compact. Following condition withdrawn by applicant on November 15, 1982: Controlled parking via a validization system and installation of guard shelters. Property located at 16400 Pacific Coast Highway, zoned C-2, Community Business District. Acting Secretary Spencer outlined the applicant's request. He recommended that the requested 630 square ft. restroom facility be denied as being incompatible with adjacent residential develop- ment and also stated that it does not meet base districts separation requirement of ten (10) feet. Mr. Spencer stated that the reason for elimination of the controlled parking via a yalidization system and installation, of guard shelters was withdrawn by the applicant as he wishes to submit a new plan. The applicant informed Mr. Spencer that the developers of Peter's Landing are experiencing quite a turnover with the retail uses ,within the center and feel that a restaurant facility may resolve this problem. They wish to overlay compact parking to pick up additional parking. Mr. Spencer informed the applicant that as they do not have an actual layout for the restaurant showing floor and dining area, and as our parking requirements are based on same, should the Board act -favorably on his request for a restaurant facility, conceptual approval only would be given pending receipt of a detailed plan to be approved at a later date by the Board of Zoning Adjustments. Mr. Cope stated that they wish to go to the Coastal Commission for approval of a restaurant with a conceptually approved plan and that, in the interim, will locate a tenant for the restaurant facility. -7- BZA 11/17/82 Minutes: H.B. Board of Zoning Adjustments November 17, 1982 Page Eight Discussion ensued. It was noted that the applicant's -plan wilt not disturb existing landscaping nor will there be a change in the parking compound aisle widths. ON MOTION'BY SMITH AND SECOND BY SPENCER, ADMINISTRATIVE REVIEW NO. 82-44 WAS CONDITIONALLY APPROVED WITH CONDITIONS IMPOSED FOLLOWING, BY VOTE AS FOLLOWS: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF -BUILDING PERMITS: 1. The conceptual plot plan and elevations received October 4, 1982, shall be the approved layout, subject to -the modifi- cations described herein: a. Removal of proposed restroom facility within the most northly parking compound. 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. B. General Conditions: 1. The_ substitution of approximately 8,500 square feet of retail designated floor area to restaurant uses be approved in concept only and that final determination be withheld until specific floor plans are submitted accurately delineating dining -areas in order to ascertain if adequate parking exists. AYES: Spencer, Smith, Evans, Vogelsang NOES: None ABSTAIN: one T EDft N91-QWftER BUSINESS, THE MEETING WAS ADJOURNED. Wiles P."Spen , Acting Secretary Board of Zoni Adjustments -8- BZA 11/17/82