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HomeMy WebLinkAbout1983-02-16MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY,,FEBRUARY 16, 1983 - 1:30 P.M. BOARD MEMBERS PRESENT: Godfrey, Cooper, Vogelsang, Smith, Crosby MINUTES: ON MOTION BY SMITH AND SECOND BY CROSBY, THE MINUTES OF THE REGULAR MEETING OF JANUARY 19, 1983, WERE APPROVED AS TRANS- CRIBED BY THE FOLLOWING VOTE: AYES: Smith, Crosby NOES: None ABSTAIN: Godfrey, Cooper, Vogelsang ON MOTION BY SMITH AND SECOND BY VOGELSANG, THE MINUTES OF THE REGULAR MEETING OF FEBRUARY 9, 1983, WERE APPROVED AS TRANS- CRIBED BY THE FOLLOWING VOTE: AXES: Smith, Vogelsang, Cooper, Godfrey NOES: None ABSTAIN: Crosby MISCELLANEOUS ITEM: USE PERMIT NO. 83-5 Applicant: St. Bonaventure Church At the applicant's request, and by "motion" granted by the Board, Use Permit No. 83-5 was established right to precedence of the regular agenda items. Request - To permit a church festival on October 7, 8, & 9, 1983. Location at 16400 Springdale. Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Two Secretary Godfrey stated that although Use Permit No. 83-5 had received affirmative approval action -on February 9, 1983, the question of safety, in terms of the operation of the amusement rides only (not the church per se), had arisen. The additional condition of approval proposed by the Board was extensively discussed with the applicant, Mr. Fourmont, who was present. Mr. Fourmont was informed by Acting Chairman Cooper that as our Fire Department is required to inspect the site prior to the event, as to placement of the rides only, fire lanes, ingress and egress, etc., if he would give him a call he would arrange to have the State certification picked up by one of the inspectors for submission to the City. ON MOTION BY SMITH AND SECOND BY COOPER, USE PERMIT NO. 83-5 WAS AMENDED TO INCLUDE THE FOLLOWING ADDITIONAL CONDITION OF APPROVAL, BY VOTE AS FOLLOWS: ADDITIONAL CONDITION: NO. 17 Prior to operation of any equipment used in conjunction with the amusement rides, the City shall be in receipt of State certification and permits, showing inspection within one (1) year period, stating that the rides meet all requirements of the State Industrial Safety Division. AXES: Godfrey, Cooper, Vogelsang, Smith, Crosby NOES: None ABSTAIN: None REGULAR'AGENDA ITEMS: USE PERMIT NO. 82-30 (Con't. from 2/9/83) Applicant: Mr. Lorenzo A. Reyes To permit the addition of 792 square feet of seating area and the addition of a drive-thru window. Property located at 6561 Edinger (zoned C-4, Highway Commercial District). Acting Chairman Cooper introduced the proposal. Secretary Godfrey briefly outlined the background evolving the continuance of subject Use Permit application. A suggested preferred plan was approved by Mr. Reyes (applicant) at the last -2- BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Three meeting (2/9/83) which provided a landscape buffer next to the " north wall, with openings providing cross easements on the northeasterly and northwest side of the site, accommodating traffic movement counterclockwise within the interior of the site. It was felt that this plan would not only alleviate the impact of noise created by the drive-thru portion of the restaurant but also from the walk-in trade to the residential neighborhood satisfying all concerns of the residents living in the area. At the February 9, 1983, meeting, it was felt that although the preferred plan.was viable, it was academic, pending receipt of the title search with regard to the alley/easement. Mr. Godfrey further stated that since the last Board of Zoning Adjustment Meeting, Mr. Reyes received a copy of the title search which depicted that the alley/easement could not be replaced with a landscape buffer adjacent to the residential wall as it provided a physical barrier for ingress and egress allowing reciprocity to all the properties adjacent to the alley/easement. Mr. Reyes has been working with staff and has submitted a revised plan closing off Mc Donalds property from the alley/easement, allowing circular movement within the site. The new plan was reviewed by the Board Members. It was noted that 450 angle parking was shown in lieu of 300 angle parking as agreed upon between staff and the applicant. Also, that the drive-thru service window speaker intercom system was not shown orientated toward the commerical property placed adjacent to the east side of the restaurant whereby after ordering, cars will pull forward counterclockwise to the west side of the building for picking up orders, preventing stacking of cars and minimizing noise impact from the speakers. The public hearing was opened by Acting Chairman Cooper, Mr. Reyes addressed the Board and stated that the above mentioned concerns, as previously agreed upon, would be provided. Further, that Mc Donalds will pursue a soundless menu board if necessary. A straw -hat vote was taken by the Board Members. It was the consensus that due to the cost involved for a soundless menu board, the applicant should be allowed the option of using originally proposed speaker menu board at the east side of the building but that should the system prove to be a disturbance to the residential neighborhood, Mc Donalds would have no alternative but to go to a soundless menu board. Mr. Godfrey stated that he had received a telephone call from Mr. John Linde, residential property owner located directly behind Mc Donalds, suggesting that speed bumps be installed on the property to slow down traffic. Also, that he would not be opposed to the self-contained circulation plan proposed by the applicant. The Board Members felt that at this particular site speed bumps would be detrimental. Mr. Reyes agreed stating that he considers them a liability as people (walk-in trade) trip over them. The public hearing was closed. -3- BZA 2/16/83 Minutes: H,B,. Board of Zoning Adjustments February 16, 1983 Page Four BOARD MEMBER SMITH MOTIONED THAT THE PLAN DATED FEBRUARY 16, 1983, BE THE APPROVED CONCEPTUAL PLAN, WITH CONDITIONS AS AGREED UPON IMPOSED, BUT THAT AN OPENING BE LEFT IN THE NORTHEAST CORNER TO ACCOMMODATE, IF NECESSARY, AN OVERFLOW OF TRAFFIC CREATED BY THE ADDITION OF THE PROPOSED DRIVE-THRU. SHOULD THE CIRCULAR TRAFFIC PATTERN BE DEEMED ADEQUATE AFTER A SIX (6) MONTH PERIOD, THE NORTHEAST CORNER MAY BE CLOSED OFF. THE MOTION WAS SECOND BY CROSBY. AYES: Smith, Crosby, Vogelsang, Cooper NOES: Godfrey ABSTAIN: None After the Board of Zoning Adjustments Meeting, Mr. Reyes further discussed his plan with the Board Members and asked for reconsideration. He pointed out that the only reason Mc Donalds agreed to give up use of the alley/easement was to satisfy the concerns of the adjacent residential property owners. All of the Board Members agreed to a reconsideration to be held at the Board of Zoning Adjustments Meeting of February 23, 1983. USE PERMIT NO. 82-34 Applicant: Mr. Eric M. Hexberg To permit addition of two (2) mobilehome spaces. Location - 9850 Garfield. Acting Chairman Cooper introduced the proposal. Secretary Godfrey displayed a layout of the mobilehome park, as it currently exists, to the Board Members. He explained that he was in receipt of a letter from the applicant indicating that he wishes to have placement of one coach located in an area which is presently used for a shuffle board court in the center of the mobilehome park. As a trade-off for the loss of the recreational open space area, what is shown on the plan as a car wash is where he wishes to install a putting green located on the west side of the park. Mr',' Godfrey stated that one concern of the Board is that the recreational open space lost for the creation of a mobile - home space be provided elsewhere with no other recreational open space encroached upon. The other location desired for a mobilehome space is in the north east corner of the property presently used as a storage area. He stated that a more detailed plan was required (in lieu of the sketch submitted to the Board) to assure that a minimum twenty-five -4- BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Five (25) foot turning radius would be provided for the space now designated as storage of recreational vehiclds. Acting Chairman Cooper opened the public hearing. Mr. Hexberg, owner of Brookfield Mannor Mobilehome Estates, addressed the Board and gave an overview of his plan. He stated that when the park was established some fourteen years ago, the area next to the washroom was designed for a carwash which is never used. He stated that most of the people drive a few blocks down the street and use the coin -operated (50�) car wash or wash their cars at their own mobilehome spaces. He -felt his tenants would enjoy the use of a putting green in lieu of the shuffle board court. Mr. William Krevoy, Manager of the Park, indicated that the two storage areas are under utilized and one might be put to better use as space for an additional home. Each storage area holds from 12 to 15 units consisting of recreational type vehicles, boats, and trailers. The tenants pay a nominal amount of $10.00/month for storage. Mr. Krevoy cited that one trailer has not been moved in eight years with another not having been moved in ten years. They are going to be removed. By removal of these two trailers, adequate storage space will be provided to all the existing tenants eliminating use of one (1) storage area. The public hearing was closed by Acting Chairman Cooper. Upon deliberation by the Board, it was felt that although the Board has the authority to grant the the two (2) additional mobilhome spaces, even though the newer parks have one storage area for their tenants, it was felt by all the Board Members that this Use Permit should be continued to research the original entitlement for the park prior to elimination of one of the recreational storage areas. ON MOTION BY CROSBY AND SECOND BY SMITH, USE PERMIT NO. 82-34 WAS CONTINUED ONE WEEK, TO THE MEETING OF FEBRUARY 23, 1983, BY THE FOLLOWING VOTE: AYES: Smith, Crosby, Godfrey, Vogelsang, Cooper NOES: None ABSTAIN: None TENTATIVE PARCEL MAP NO. 82-568 Applicant: Huntington Beach Company To permit the creation of one (1) lot for future office park expansion. Property located at 2124 Main Street (Assessor's Parcel No. 23-101-14). -5- BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Six Secretary Godfrey explained that subject Tentative Parcel Map No. 82-568 was before the Board previously but that processing was postponed, upon the request of the applicant, until such time as the zone change was approved (No. 82-12). On January 3, 1983, the City Council approved Zone Change No. 82-12, a request to R5-01-CD (Office Professional combined with Oil Production and Civic District). The applicant now wishes to process a parcel map on the subject property to allow for future office park expansion. Dave Eadie, representing the Huntington Beach Company, addressed the Board. He stated that originally the Huntington Beach Company had considered using the property as a residential addition to the Ranch Project at such time as the oil operations cease to exist which they contemplate to be within the next 10 or 15 years. During the interim, as they are unable to utilize the site as it'-s oil encumbered, they chose to switch zoning allowing for the future office park expansion. Upon the Board's review of the tentative parcel map submitted, the applicant was informed that the access roadways on the map were shown to be in non-compliance with City standards, that the roadways from Main Street into Parcel 1 and also from Yorktown north would have to be widened to twenty-eight (28) feet to meet Public Work'is requirement in lieu of the twenty (20) foot width shown on the map. Mr. Eadie explained that the roadways have perpendicular parking on either side and felt the twenty (20) foot width shown on the tentative parcel map was erroneous. it was the consensus of all of the Board Members that, other than the width of the access roadways, the parcel map submitted was substantially found to be within Ordinance Code conformance. ON MOTION BY SMITH AND SECOND BY CROSBY, TENTATIVE PARCEL MAP NO. 82-568 WAS APPROVED, WITH FINDINGS AND CONDITIONS OF APPROVAL FOLLOWING, BY VOTE AS FOLLOWS: FINDINGS: 1 1. The proposed creation of one (1) lot for the purpose of a future office park expansion 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 the joint uses of office, parking and oil production. -6- BZA 2/16/83 Minutes; H.B. Board of Zoning Adjustments February 16, 1983 Page Seven 3. At the time of zone change the property was studied for this intensity of land. The size, depth, frontage, easements for ingress and egress and other design and improvement features of the parcel map are proposed to be in compliance with standards of the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. CONDITIONS OF APPROVAL: 1. The tentative parcel map received by the Department of Develop- ment Services on July 29, 1982, shall be the approved layout. 2. A parcel map shall be filed'with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. Compliance with all applicable City Ordinances. 4. A copy of the recorded parcel map shall be filed with the Department of Development Services and Public Works Department. 5. Road widths shall meet City standards at time of development. AYES: Godfrey, Crosby, Smith, Vogelsang, Cooper NOES: None ABSTAIN: None ADMINISTRATIVE REVIEW NO. 83-1 Applicant: Huntington Beach Company To permit the establishment of an oil operations building to be located at 19081 Huntington Street. Acting Chairman Cooper introduced the proposal and stated that this request is categorically exempt, Class. 1, California Environmental Quality Act, 1970. Secretary Godfrey explained that the Zoning Ordinance requires that all structures erected within the Ml-A District shall be constructed of ceramics, masonry, concrete, stucco or other materials. Metal panels are allowed if approved by the Planning Commission. The Planning Commission approved a stucco and metal building at their meeting held the evening of February 1, 1983. The Zoning Ordinance also requires that the Board of Zoning Adjustments approve the proposed use of this building by administrative review. -7 - BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Eight The landscape plan, also depicting parking, which was received by the Board on February 16, 1983, was reviewed by the Board Members. Mr. Eadie, representing the Huntington Beach Company, was informed that four (4) parking spaces were required to meet present day standards in lieu of the three (3) spaces provided. Fire Department's concerns were expressed to Mr. Eadie with regard to the clarifier behind the building, the sump to be installed in the dike area surrounding the tanks, etc. He was told they will have to comply with the Uniform Fire Code. The architectural aspects of the metal and stucco building were discussed. ON MOTION BY SMITH AND SECOND BY VOGELSANG, ADMINISTRATIVE REVIEW NO. 83-1 WAS GRANTED, WITH FINDINGS AND CONDITIONS OF APPROVAL FOLLOWING, BY VOTE AS FOLLOWS: FINDINGS: 1. Review of the proposed use has found that it will not be detrimental to the general welfare of persons working or residing in the vicinity nor injurious to property in the vicinity nor adversely affect the City's General Plan. 2. The proposed building will be surrounded by other industrial buildings and will have architectural treatment and landscaping amenities suitable for the location and zoning. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received February 3, 1983, shall be the approved layout, subject to the modifications described herein: a. Landscaping be provided in conformance with present standards (six percent) prior to final inspection. b. The building facia fronting Huntington Beach shall have a masonry veneer. c. Parking be provided in conformance with present standards (minimum of four (4) spaces) prior to final inspection. d. All facilities be painted in earth tone colors as described -by the applicant. -8- BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Nine e. All City Code requirements be met prior to final inspection. AYES: Godfrey, Crosby, Smith, Vogelsang, Cooper NOES: None ABSTAIN: None TENTATIVE PARCEL MAP NO. 83-551 Applicant: Mr. Bobby Cornelius, c/o Pacifica Properties Request to combine three (3) existing parcels into two (2) parcels. Assessor's Parcel Numbers 163-292-43, 44, & 45 located 200 feet northwest from Los Patos and Green Street. Acting Chairman Cooper introduced the proposal and informed the Board that this request is categorically exempt, Class. 15, Calif- ornia Environmental Quality Act, 1970. Secretary Godfrey outlined the background connected with the parcels along Los Patos and Green Street. He stated that prior to and during the war, the site was used by the U. S. Government. After the war, the property was turned back over to the property owners in pretty much the same configuration aftericondemnation by the U. S. Government. The Federal Government wrote up their legal description of the parcels shown coming out to the centerline of the street whereas some of the parcels have been divided based on the street property line creating some errors in title reports. To the best of staff's knowledge, the parcel map submitted represents the parcels accurately. Shown on the parcel map is a twenty (20) foot easement for ingress and egress purposes which the U. S. Government did quit -claim back to the property owners and, through a court action filed by the property owners, the easement will remain. Presently,one-half (10 ft.) of the twenty (20) foot easement is encroached by a structure - fence and gate. Secretary Godfrey further explained that the applicant was informed that the following would be required in time for today's hearing: (a) assurance from the title company, or other records, that the twenty (20) foot access along the northerly property line and easterly to Green Street exists as a clear title easement; (b) that title search documents, or a letter of assurance from the title company be provided that shows title vesting from time of release of this property by the,U. S. Government to date; and that the parcel map presented is a true representation of ownership as vested in the owners as shown on the map. -9- BZA 2/16/83 Minutes: H.B. Board of Zoning Adjustments February 16, 1983 Page Ten Board discussion carried. The applicant's representative, Gene Wilson, was informed that a detailed plot plan showing buildings footprint, yard setbacks and lot coverage will need to be submitted for approval. Also, that all encroaching fences and structures would have to be removed to assure clear access on the twenty (20) foot easement prior to issuance of building permits. Further, that the easement will have to be constructed to the City's alley standards. It was the consensus of the Board Members, with the applicant's representative concurring, that Tentative Parcel Map No. 83-551 should be tabled pending receipt of the requested information. ON MOTION BY COOPER AND SECOND BY VOGELSANG, TENTATIVE PARCEL MAP NO. 83-551 WAS TABLED, BY VOTE FOLLOWING: AYES: Cooper, Godfrey, Vogelsang, Smith, Crosby NOES: None ABSTAIN: None THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. Glen K. Godfrey, Secretary Board of Zoning Adjustments 1 - 10- BZA 2/16/83