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HomeMy WebLinkAbout1983-08-17MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY, AUGUST 17, 1983 - 100 P.M. P P P P LA BOARD MEMBERS: Lipps, Smith, 'Vogelsang, Poe, Crosby. STAFF MEMBER: Zelefsky REGULAR AGENDA ITEMS: Administrative Review No. 83-30 Applicant: Huntington Partnership (Continued from 8/10/83) To permit installation of controlled parking systems for existing retail/marina complex, and development of new marina restroom facility. Property located at 16400 Pacific Coast Highway (Peter's Landing). Acting Secretary Lipps introduced the proposal. He stated that the reason for continuance of this application from the Board Meeting of August 10, 1983 was to allow the applicant an opportunity to work with the Traffic Division of Public Works on stacking capabilities off of Pacific Coast Highway and to address the Fire Departments concern on the turning radius through the mechanized controlled systems. Mr. Cope, representing the Huntington Partnership, addressed the Board. He distributed to the Board Members an alternative 24th Street entrance redesign showing the removal of four (4) parking spaces from the north- east section of the entrance providing fire truck access, re -building of the entrance to provide for two (2) landscape medians with the con- trolled parking systems placed within both medians and the creation of a third center lane which can -be used for either egress or agress- ing with a dual alarm system so that during peak hours there will be two (2) lanes .for inQressing and at peak time of exiting (late in the evening on the weekends) there will be two (2) access points going out either direction -north or south bound on Pacific Coast Highway. Mr, Cope was questioned on the Anderson Street access point. He stated that the entrance also has to be dramatically re -built to reflect the concerns of the Fire Department. He stated that after talking to the Fire Department they are in agreement -with their concerns and that a Minutes: H.B.'Board of Zoning Adjustments August 17, 1983 Page Two revised site plan showing the details of Anderson Street with -a valet system will be submitted to the Secretary of the Board within the next couple of weeks. Mr. Cope further stated that they have'had on- going conversations with the restaurant tenants who will be using the valet system along with other tenants of the center advising them on how the system will work eliminating problems which have occurred in the past. The marina restroom facility was discussed. Mr. Cope stated that he had been in touch with our Planning Department and that the primary issue with regard to the facility appeared to be aesthetics. It was felt it would not fit in necessarily with the Bayport Condominium project. He said they prefer not to architecturally attempt to match the design of the Bayport Condominiums. He felt it should have the same semblance as Peter's Landing -French Mediterranean design so that people will know it belongs to Peter's Landing. He informed the Board that they presently have one (1) restroom facility which is heavily over taxed. The Board's concerns with having an unattended public restroom in a beach area were expressed to Mr. Cope. He informed the Board that it would not be a public restroom but would be for exclusive use of Peter' Landing marina tenants. A combination key or sophisticated type of security hardware is being proposed. He said that most of their main- tenance is done by in-house personnel. They have a full time manager on the project seven (7) days a week, virtually from 8 a.m. to 10 p.m., with security personnel on the site until wee hours of the night -some- times twenty-four (24) hours a day. He stated that this restroom fa- cility could certainly be incorporated into their security. He felt the proposed restroom facility, with the addition of a laundry facility, is necessary to meet the demands of their marina tenants. The restroom facility will be a single -story structure shielded from the residential condo development on the west by squash cart fencing and landscaping similar in appearance to the City's facilities in our parks. Ralph B. Saltzman, Attorney, representing the Red Onion, addressed the Board. He expressed concerns of the restaurant relative to parking. He stated that the parking lot is an area which has been involved in controversy since its inception and at this point it is still involved in litigation as is the Huntington Partnership, initiated by the Broad - more homes. He stated that in the last couple of years, with Mr. Cope's help and his client's effort, a delicate balance relative to the structure of the parking has been made. It is his client's concern that any change in the existing overall scheme for parking might dis- rupt this very delicate balance that has been struck by use of the valet system. He felt that approval should not be granted until con- sideration to each and every aspect has been made. He felt that to have patrons first wait on a valet and then have to go through a con- trol system could aggravate the matter creating problems with noise which they had -back in 1979. It was Mr. Saltzman's suggestion that r2- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Three the Board look at the overall scheme rather than one piece at a time and not expect the rest of the system to fall into place. John Cope stated that he had discussed the control system with Elaine Shannon, President of the Broadmore Homeowners Association, and that she indicated that Broadmore would be in favor of the control parking management plan. Discussion carried on other considerations on -site regarding coning, etc. mitigating some of the conerns of staff. It was felt by the Board Members that the application could be approved covered with conditions imposed as outlined below. ON MOTION BY SMITH AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 83-30 WAS CONDITIONALLY APPROVED AS FOLLOWSo SUCCEEDED BY VOTE: ADMINISTRATIVE REVIEW NO. 83-30 FINDING: The proposed installation of controlled parking systems and develop- ment of a new marina restroom facility are necessary to mitigate problems with circulation and satisfy the needs of tenants only permitted to use the marina restroom facility. CONDITIONS OF APPROVAL: 1. The restroom facilities plans, profile and architectural features shall be submitted for review and approval to the Department of Development Services meeting all Fire Department and Ordinance Code requirements prior to issuance of building permits. 2. That the restroom facility be secured for entry by card and/or locking mechanism or some other means or device which would make the facility only available to authorized users. 3. A parking circulation management plan shall be submitted for review and approval by the departments of Development Services and Public Works - Traffic Division meeting all staffs concerns as voiced by Fire Department, Engineering, and Planning staff including but not limited to valet parking, circulation, emer- gency fire and police ingress and egress and noise mitigation piror to issuance of building permits. 4. That a revised site plan showing all proposed changes as dis- cussed with the Board and including placement of traffic cones, circulation, special parking designations and other features requiring designation as proposed by the applicant and approved by the Board shall be submitted for review and approval by the Department of Development Services prior to issuance of build- ing permits. -3- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Four The revised site plan shall show all controlled entrances on the site and shall include all precise dimensions for entry, circulation widths, etc. This plan shall be compatible and show a working relationship with the parking control manage- ment plan. AYES: Lipps, Smith, Poe NOES: None ABSTAIN: None ABSENT: Crosby, Vogelsang CONDITIONAL EXCEPTION NO, 83-43 (In conjunction with Administrative Review No. 83-50) Applicant: Slavko Bengin To permit a reduction in front yard setback from ten (10) ft. to six (6) ft. adjacent to public utility easement. Property located at 17571 Griffin (west side of street). Acting Chairman Crosby introduced the proposal and stated that this request is Categorically Exempt, Class. 3, of the California Environ- mental Quality Act, 1970. Acting Secretary Lipps discussed with the Board Members the require- ments of Article 979 of the Huntington Beach Ordinance Code pertaining to the height of the screening wall within the ten (10) ft. front yard setback in an industrial area as shown on the applicant's plans. The public hearing was opened by Acting Chairman Crosby. Mr. Bengin was questioned on the necessity of a four (4) ft. screening wall creating the necessity of a variance. He stated that he was under the impression it had to be four (4) ft. in height. Mr. Lipps in- formed Mr. Bengin that as he is proposing a six (6) ft. landscape area in lieu of ten (10) ft. that a screening wall is required by Code and that if he decreased the height of the screening wall to thirty-two (32) inches in lieu of four (4) ft. as shown on the site plan, a variance would not be required as he would meet the Code requirement. Mr. Bengin stated that a thirty-two (32) inch screening wall would not be a problem and requested that Conditional Exception No. 83-43 be withdrawn. ON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 83-43 (IN CONJUNCTION WITH ADMINISTRATIVE REVIEW NO. 83-50) WAS WITH- DRAWN AT THE APPLICANT'S REQUEST, APPROVED BY THE FOLLOWING VOTE: AYES: Lipps, Smith? Crosby, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang -4- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Five ADMINISTRATIVE REVIEW NO. 83-50 Applicant: Slavko Bengin To permit a 5,315.5 sq. ft. industrial building for automotive re- pair. Property located at 17571 Griffin (west side of street). Acting Chairman Crosby introduced the proposal and stated that this request is covered by Negative Declaration No. 76-55, Suggested conditions for approval were discussed with the applicant. It was the consensus of all of the Board Members that the applicant's site plan with the condition imposed that the screening wall be de- creased in height to thirty-two (32) inches in,!the front yard area, was substantially in compliance with Code requirements and would be compatible aesthetically and architecturally with the surroundings in the Ml-light manufacturing district. ON MOTION BY CROSBY AND SECOND BY POE, ADMINISTRATIVE REVIEW NO, 83-50 WAS GRANTED WITH CONDITIONS OF APPROVAL FOLLOWING, SUCCEEDED BY VOTE: ADMINISTRATIVE REVIEW NO. 83-50 CONDITIONS OF APPROVAL: 1. The site plan and elevations received and dated July 26, 1983 shall be the approved conceptual layout, subject to the following: a. A revised site plan shall be submitted to the Secretary of the Board for review and approval reflecting a thirty-two (32) inch high block wall in the front of the property as opposed to a four (4) ft. high block wall. 2. Prior to issuance of building permits the applicant shall sub- mit the following plans: a. A detailed landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. b. A rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equip- ment and shall delineate the type of material proposed to screen said equipment. 3. The applicant shall comply with all conditions of approval im- posed on the original subdivision for tentative tract. -5- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Six 4. If foil type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 5. Development shall meet all applicable provisions of the Hunting- ton Beach Fire Code. 6. There shall be no repair and/or storage of vehicles within the parking compound or outside the enclosed facility. 7. All building spoils such as unusable lumber, wire, pipe and other surplus or unusable material shall be disposed of at an offsite facility equipped to handle them. General Condition: 1. A six (6) month review shall be conducted by the Land Use Division to verify compliance with conditions imposed. AYES: Lipps, Crosby, Smith, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang TENTATIVE PARCEL MAP NO. 83-567 (Continued from 8/10/83) Applicant: Huntington Beach Company To permit the subdivision of one (1) lot into three (3) parcels. Property located at 18501 Beach Boulevard (southwest corner of Beach Boulevard and Main Street). Acting Chairman Crosby introduced the proposal and stated that this request is Categorically Exempt, Class. 15, California Environmental Quality Act, 1970. Staff reiterated that at the -Board Meeting of August 10, 1983 the applicant was informed that the existing building (Chevron Service Station) is located less than ten (10) ft. to the new property line and would require one -hour fire resistance construction, with no openings, and a thirty (30) inch parapet per Building Code requirements. Dave Eadie approached the Board with his original plan amended sub- mitting two (2) Exhibits -"A" and "B". He requested that the Board approve Exhibit "A" as the approved parcel map depicting the pro- perty line adjusted at the rear of the existing service station building ten (10) ft. from the property line, with an option that should they be successful in meeting Uniform Building Code require- ments for the existing service station structure that the alternative plan (Exhibit "B") be the approved parcel map configuration. -6- BZA 8/17/83 L Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Seven The Board Members reviewed the tentative parcel map noting that the properties arterial frontage on Beach Boulevard and Main Street was previously dedicated and improved. Mr. Eadie was informed that vehicular access rights on Beach Boulevard would have to be dedicated to City standards. The applicant concurred with the conditions for approval. ON MOTION BY SMITH AND SECOND BY POE, TENTATIVE PARCEL MAP NO. 83-567 WAS GRANTED WITH THE FOLLOWING CONDITIONS FOR APPROVAL IMPOSED, FOLLOWED BY VOTE: TENTATIVE PARCEL MAP NO. 83-567 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The tentative parcel map received by the Department of Development Services on July 19, 1983, amended with a red line and marked Exhibit "A" shall be the approved layout. If the applicant is successful in meeting the requirement of a one -hour fire wall constructed within ten (10) ft. of the property line as well as other Uniform Building Code require- ments for the existing service station structure, Exhibit "B" shall be the approved alternative in this parcel map configur- ation. 2. A parcel map shall be filed with and approved by the Depart- ment of Public Works and recorded with the Orange County Recorder. 3. Vehicular access rights on Beach Boulevard shall be dedicated to City standards except at locations approved by the Board of Zoning Adjustments. 4. Compliance with all applicable City Ordinances. 5. A copy of the recorded parcel map shall be filed with the Department of Development Services. AYES; Lipps, Smith, Poe, Crosby NOES: None ABSTAIN; None ABSENT: Vogelsang r,7- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Eight CONDITIONAL EXCEPTION NO. 83-40 Applicant: William B.-Webster To permit garage to encroach three (3) ft. six (6) inches into re- quired twenty-two (22) ft. setback. Property located at 835 - 13th Street (northwest corner of Main and 13th Street), Acting Chairman Crosby introduced the proposal and stated that this request is Categorically Exempt, Class, 5, California Environmental Quality Act, 1970. Staff informed the Board that the applicant would like to change his garage from a side entry (entering from an alley) to a front entry garage which would encroach three (3) ft. six (6) inches into the re- quired twenty-two (22) ft. setback. The public hearing was opened by Acting Chairman Crosby. Mr. Webster introduced himself to the Board. He stated that due to the location of his garage entry, which has a twenty-eight (28) inch slope driveway, with access taken from a raised alley, during the rainy season his garage and family room fill with water. Pictures were submitted to the Board Members showing this condition. He in- formed the Board that he has already received approval from the Public Works Department for the curbcut should this conditional exception be granted. In addition, Mr. Webster pointed out that when backing out of his driveway vision to south bound alley traffic coming from the north is totally obscured by a wall until two-thirds of his car is in the traffic lane. He felt this safety hazard would be virtually elim- inated if he was granted this variance to enter/exit onto 13th Street. The public hearing was closed by Acting Chairman Crosby. It was felt by all of the Board Members that the applicant's request was justified. Conditions for approval were discussed in depth with Mr. Webster. ON MOTION BY SMITH AND SECOND BY POE, CONDITIONAL EXCEPTION NO. 83-40 WAS GRANTED WITH FINDINGS, CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: CONDITIONAL EXCEPTION NO. 83-40 FINDINGS: 1. The granting of Conditional Exception No. 83-40 will not con- stitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone clas- sification. -8- BZA 8/17/83 Minutes: H,B. Board of Zoning Adjustments August 17, 1983 Page Nine 2. Due to the fact that the existing driveway has a greater than normal slope, coupled with the fact of the existing typography of the house, special circumstances are deemed applicable to the subject property, Thus, it is found that due to the circumstances, the property owner is deprived of privileges enjoyed by other prop- erties in the vicinity and under identical zone classification. 3. The granting of this conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of the conditional exception will not be materially detrimental to the public welfare nor injurious to property in the same zone classification. 5. The granting of the conditional exception will not adversely affect the Master Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The conceptual plot plan and elevations received July 26, 1983 shall be the approved layout subject to the following: a. A determination shall be made by the building official if requested proposal exceeds one-third (1/3) value of exist- ing dwelling. If so, alley dedication shall be made to Public Works requirements. b. The applicant shall submit a plan to the Department of Public Works for review and approval prior to issuance of permits which will mitigate the flooding condition from the alley onto the applicant's property. c. Construction and landscaping shall be completed within one (1) year from date of approval. d. Upon removal of the existing driveway, this area shall be compatibly landscaped with existing landscaping on the property. AYES: Lipps, Smith, Poe, Crosby NOES: None ABSTAIN: None ABSENT: Vogelsang CONDITIONAL EXCEPTION NO. 83-42 Applicant: Master Remodelers, Mike Fernandes, Agent To permit a reduction in open space dimension from twenty-five (25) ft. to nineteen (19) ft. minimum, Property is located at 18812 Flagstaff Lane (southeast corner of Spring and Flagstaff). -9- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Ten Acting Chairman Crosby introduced the proposal and stated that this request is Categorically Exempt, Class. 15, California Environmental Quality Act, 1970. Staff informed the Board Members that the applicant is proposing a single -story family room addition within his rear yard encroaching six (6) ft. into the twenty-five (25) ft. minimum open space dimension. The proposed family room addition will project three (3) ft. into the rear setback for a width of twenty (20) ft. In addition, a bay window is proposed which will project two (2) ft. beyond the wall. The applicant meets the Code requirement of 1,200 sq. ft. of open space within his rear yard area. The public hearing was opened by Acting Chairman Crosby. Mr. Ken Trajan, property owner, addressed the Board. He stated that his lot is irregularly shaped on a corner fronting two (2) streets (Spring and Flagstaff) creating his hardship. There being no one else present wishing to speak in favor or opposition of the applicant's request, the public hearing was closed. As the applicant's property has two (2) exterior sideyards with set- backs intended by Code partially for noise attenuation from traffic the applicants proposal is limited to other alternatives for the pro- posed addition considered by the Board to be a reasonable size room addition. ON MOTION BY LIPPS AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 83-42 WAS GRANTED WITH FINDINGS, CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: CONDITIONAL EXCEPTION NO. 83-42 FINDINGS: 1. The granting of Conditional Exception No. 83-42 will not con- stitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone clas- sification due to the fact that the subject property fronts on two (2) public streets. 2. Because of the irregular shape of the lot coupled with the fact that there are two (2) exterior sideyards, special circumstances applicable to the subject property are found to deprive the sub- ject property of privileges enjoyed on other properties in the vicinity and under identical zone classification. -10- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Eleven CONDITION OF APPROVAL: 1. The site plan and elevations received August 5, 1983 shall be the approved layout. General Condition: 1. Architectural treatment shall be compatible with the existing structure. AYES: Lipps, Crosby, Smith, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang BOARD REVIEW NO. 83-3 Applicant: Mr. Edward Franks Relocation of sales office within a condominium development - Garage No. 68 - Bldg. No. 12 on Woodlake Drive. Acting Secretary Lipps informed the Board Members that the subject request previously discussed with Staff was not excessive enough to require an entitlement but felt a review by the Board would be ap- propriate. Mr. Franks submitted to the Board Members a site plan indicating that the only change from his original approval was the relocation of the sales office to Building No. 12 - Garage No. 68 on Woodlake Drive within the Mill Stream Condominium Development located on the north side of Warner Avenue, approximately 200 yards west of Beach Boulevard. Mr. Franks was informed of the necessity to maintain a loop circulation pattern surrounding the project as denoted in his original entitlement of Administrative Review No. 80-3 permitting the model home complex. The requirement for bonding of the sales office was explained to the applicant. It was the feeling of all of the Board Members that the relocation of the sales office would not impact or affect the aesthetics of the condominium project as originally approved. ON MOTION BY SMITH AND SECOND BY POE, BOARD REVIEW NO, 83r-3 WAS MINISTERIALLY GRANTED WITH CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: CONDITIONS FOR APPROVAL: 1. The site plan received August 17, 1983 was approved only for re- location of the sales office. -11- BZA 8/17/83 Minutes: H.B. Board of Zoning Adjustments August 17, 1983 Page Twelve 2. Bonding as required by Code shall be provided by the applicant. 3. The approved circulation pattern by the Fire Department shall be maintained. AYES: Lipps, Smith, Poe, Crosby NOES: None ABSTAIN: None ABSENT: Vogelsang THERE BEING NO FURTHER BUSINESSO THE BOARD MEETING WAS ADJOURNED. Glen K. Godfrey, Secretary Board of Zoning Adjustments -12- BZA 8/17/83