Loading...
HomeMy WebLinkAbout1983-09-28MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY, SEPTEMBER 28, 19.83 - 1:30 P.M. BOARD MEMBERS PRESENT: Godfrey, Evans, Smith, Poe STAFF MEMBER PRESENT: Zelefsky MINUTES: ON MOTION BY GODFREY AND SECOND BY SMITHi THE MINUTES OF THE REGULAR MEETING OF AUGUST 31, 1983 WERE APPROVED AS TRANS- CRIBED. AYES: Godfrey, Evans, Smith, NOES: None ABSTAIN: Poe ABSENT: Vogelsang REGULAR AGENDA ITEMS: USE PERMIT NO. 83-49 Applicant: James Pessy To permit an auto repair. Subject location is at 18101 Redondo Circle - Unit P. Acting'Chairman Evans introduced the proposal and stated that this request is Categorically Exempt, Class. 1, California Environmental Quality Act, 1970., Staff.informed the Board Members that the applicant's request is for a, minor auto repair service providing approximately 2,400 sq. ft. shop area and 200 sq. ft. of office space. Staff outlined concerns received in.a letter from Mr. T. M. Smith of Aladdin Equipment Company. Mr. Smith stated that it was felt that parking within in the area and complex was felt,'presently, to be inadequate. It was stated that Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Two they were not opposed to the addition of an auto repair shop within the complex, providing that they will be able to work in their al- lowed spaces and not overflow into the street. A plan check of the site revealed that the applicant is required by Code to have five (5) on -site parking spaces. The public hearing was opened by Acting Chairman Evans. Mr. James Pessy, tenant/applicant, addressed the Board. He stated that he was told by the landlord that he has two (2) designated parking spaces in front of his unit and that the parking lot located at the end of the complex was for reciprocal use. He concurred with the letter received from Mr. T. M. Smith of Aladdin Equipment Company, that a parking problem on and off -site does presently exist, felt to be created by abandoned junk cars being left in the reciprocal parking area and on the street. He felt this situation should be investigated by the City. Mr. Pessy was told that he should contact the Police Department with regard to abandoned cars left parked on the street. The public hearing was closed by Acting Chairman Evans. Staff was directed to contact our Land Use Enforcement Officer to research on -site parking at the subject location. Conditions for approval were discussed. Secretary Godfrey felt that as a reciprocal parking area on the subject site was presently occu- pied by junk cars, approval of the use permit would further impact the parking situation. It was felt by the other Board Members that the applicant should not be jeopardized because of misuse of the prop- erty by the other tenants prior to Land Use straightening out the problem at the site. ON MOTION BY SMITH AND SECOND BY EVANS, USE PERMIT NO. 83-49 WAS CONDITIONALLY APPROVED WITH FINDINGS, CONDITIONS OF APPROVAL AND VOTE FOLLOWING: USE PERMIT NO. 83-49 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 improvements in the vicinity of such use or building. 2. The granting of a use permit will not adversely effect the General Plan of the City of Huntington Beach. -2- BZA 9/28/83 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Three 3. The proposal is consistent with the City's General Plan of land use. CONDITIONS OF APPROVAL: 1. The conceptual plot plan dated September 9, 1983 shall be the approved layout. General Conditions: 1. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 2. All repair work shall be conducted wholly within the building. 3. The applicant shall obtain the necessary permits from the Orange County Air Quality Control Board. 4. The applicant shall meet all applicable local, State and Federal Fire Codes, Ordinances and Standards. 5. A review of the use shall be conducted within six (6) months of the date of this approval to verify compliance with all con- ditions of approval and applicable sections of Article 951 of the Huntington Beach Ordinance Code. If at that time, there is a violation of these conditions or code sections, Use Permit No. 83-49 may become null and void. AYES: Evans, Smith, Poe NOES: Godfrey ABSTAIN: None ABSENT: Vogelsang USE PERMIT NO. 83-50 Applicant: Chevron U.S.A., Inc., c/o Larry 0. McCamish To permit drilling, redrilling, reworking, and all other oil related activities within oil well Island "M", Seacliff Phase IV Area. Sub- ject property is located near the intersection of Seaview and Doral Drive. Acting Chairman Evans introduced the proposal stating that this re- quest is covered by Negative Declaration No. 83-20. Staff informed the Board that the applicant filed a Zone Change (No. 83-8, approved September 6, 1983) to allow for drilling of oil on proposed island "M". The applicant was advised that as Seaview Ave- nue is a scenic highway in the Circulation Element of the General Plan, special consideration aesthetically would be necessary. -3- BZA 9/28/83 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Four The public hearing was opened by Acting Chairman Evans. The location of the seven (7) abandoned wells, five (5) new wells and one (1) existing producer, were discussed with Mr. Walker, present, representing Chevron U.S.A. He stated the injector well on the site will be abandoned. Mr. Walker informed the Board that this Use Permit application is being submitted in conjunction with Zone Change No. 83-8 for relocation of the oil well Island "M". The parcel in question is one of the original designated areas where oil drilling was permitted by 0-1 Zoning provisions. The proposed site for the new oil well Island "M" is appropriate for long, term oil production. The area is not suited to any alternative land use since it falls within an unusable area of the Seacliff Golf Course between a tee and green. Thus, ultimate devel- opment in this area of the Seacliff Community would not be impacted by a free-standing well island in the middle of a housing project, as the case would be if oil well Island "M" was left in its present location. The present location of oil well Island "M" abutts rear yard property lines of the Phase IV project. Relocation of the island would provide land use consideration to adjacent property. Finally, approval of the Use Permit application, in conjunction with the re -zoning application for the subject parcel would reduce the size of oil well Island "M" from 1.65 acres to 0.768 acres. Landscaping was discussed. Mr. Walker stated that they have no plans for landscaping except as required by the Oil Code. The applicant was informed that additional landscaping will have to correspond with the requirements for scenic highways as outlined in the Circulation Element with special consideration to be given to setbacks along Seaview Avenue with a possible change in the line of the block wall or variation from public right-of-way along Sea - view and Doral Drive. The public hearing was closed by Acting Chairman Evans. The applicant was informed that if, at a later date, they wish to relocate the four(4) wells shown on the map as "not designated" they will have to re -appear before the Board for approval. ON MOTION BY SMITH AND SECOND BY GODFREY, USE PERMIT NO. 83-50 WAS 'APPROVED WITH FINDINGS, CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: USE PERMIT NO. 83-50 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. The property and improvements in the vicinity of such use or building. -4- BZA 9/�8/83 Ll Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Five 2. The granting of a new permit will not adversely effect 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. Prior to issuance of a drilling permit for the oil well, the applicant shall dedicate or make an irrevocable offer of dedi- cation along Seaview Avenue. In addition, all street improve- ments shall be made or an agreement entered into for such im- provements including curbs, gutters, sidewalks, paving, street trees, street lights, and street drainage and full compliance with the City's street standards and including access rights and gutters rights, drainage, public utility easements, and other easements. 2. The subject site shall comply with all applicable provisions of Title 15 of the Huntington Beach Ordinance Code (specifically relating to landscaping and screening requirements). 3. The applicant shall submit a plan or map indicating the existing oil lines from the old island to the new oil island. Said plan shall be filed with both the Fire Department and Department of Development Services. 4. Due to the fact that the subject oil island is immediately adja- cent to a scenic highway as identified in the City's Circulation Element, special consideration shall be given to the landscaping and setback treatment. 5. The applicant shall submit a detailed landscaping and irrigation plan for review and approval to the Department of Development Services and the Department of Public Works prior to issuance of a drilling permit for the subject oil wells. Increased set- backs from Seaview Avenue and Doral Drive may be required for additional landscaping if the Secretary of the Board or Certified Landscape Architect deems necessary. 6. Landscaping shall correspond with the landscaping requirements for scenic highway in the Circulation Element block wall treatment. 7. The site plan dated September 12, 1983 shall be the approved con- ceptual layout. AYES: Godfrey, Evans, Smith, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang -5- BZA 9/28/83 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Six USE PERMIT NO. 83-51 (In conjunction with Administrative Review No. 83-56 - Approved) Applicant: Donald M. Forker, Crocker National Bank To permit use of subject property for a temporary commercial parking lot for a minimum period of three (3) and a maximum of five (5) years. Subject property is located at 303 Main Street (northwest side of street) . Acting Chairman Evans introduced the proposal and stated that this request is Categorically Exempt, Class. 1, California Environmental Quality Act, 1970. Staff reiterated that at the Board meeting of September 14, 1983, two (2) applications were filed; Administrative Review No. 83-56 - a request to re-establish the use of the Crocker Bank building which was an abated use (vacant for longer than six-(6) months) and Con- ditional Exception No. 83-45 - a request for a reduction in landscaping requirements for an adjacent parking facility owned by the bank. At the Board meeting of September 14, 1983, Administrative Review No. 83-56 was approved and the Conditional Exception(No. 83-45)was tabled. It was felt by the Board Members that there was no hardship applicable to the land and that a more appropriate application than a conditional excep- tion would be a use permit application, wherein the provisions of the Ordinance Code could be met for a temporary commercial parking lot. The applicant, -staff, and the Redevelopment Department together have been working on long-term parking for Crocker Bank. The Redevelopment Plan adopted by the City for this particular area, has a provision which states "parking lots are not permitted -on Main Street." Crocker Bank is requesting -an interim use of the parking facility with a number of options available to.Crocker Bank at a later date. Their original conditional exception request was for a reduction in the landscaping strip from eight (8) ft.,to_six (6) ft. which was tabled. Under a Use Permit Application for temporary commercial park- ing lot standards, a three (3) ft. wide landscaping strip is required which the applicant can meet_. Conditions for approval_ were discussed 'with the applicant. The public hearing was opened by Acting Chairman Evans. Mr. Forker stated that Crocker Bank owns the 50 x 170 foot lot ad- jacent to the bank and that they would like to improve this site with parking. Mr. Forker was informed that an instrument of credit, a bond or other such guarantee was necessary to have on file at the City providing.a "showing of good faith" deposit. This would assure that at such time as the Redevelopment Plan goes into effect, develop- ment occurs and a parking assessment district is created, they would be willing to participate to the extent that is needed to meet the parking requirements. Mr. Forker stated a willingness to show -6- BZA 9/28/83 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Seven their good faith by submitting to the City necessary, stating that they are aware that will change and that under whatever zoning date, they would be willing -to participate quirements at that time. The public hearing was closed. an instrument deemed the parking requirements is in place at a later in meeting the Code re - ON MOTION BY EVANS AND SECOND BY SMITH, USE PERMIT NO. 83-51 (IN CONJUNCTION WITH ADMINISTRATIVE REVIEW NO. 83-56 - APPROVED ON SEPTEMBER 14, 1983) WAS CONDITIONALLY GRANTED WITH CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: USE PERMIT NO. 83-51 (In conjunction with Administrative Review No. 83-56 - Approved) CONDITIONS OF APPROVAL: 1. The applicant shall submit a revised site plan to the Secretary of the Board which reflects a three (3) ft. wide landscape plan- ter area around the.perimeter of the parking facility. 2. The approval of Use Permit No. 83-51 is to be viewed as a tem- porary interim use of the property. It requires that Crocker Bank work cooperatively with the City and the Redevelopment Agency in establishing acceptable, alternative, permanent park- ing accommodations. The use permit shall be reviewed by the Board of Zoning Adjustments on an annual basis (or more fre- quently., if the Secretary deems necessary) in order to determine whether the parking lot should be permitted to continue operating. This determination will be based on the status of the cooperative planning effort, adoption of the Downtown Specific Plan and suc- cess in the consolidation efforts of Block 9B. 3, The Secretary of the Board of Zoning Adjustments may call a special Board meeting (subsequent to legally notifying the property owner) so that provisions for a permanent parking facility to satisfy the requirements of the Ordinance Code with respect to the type of use for the building located at 302 Fifth Street will be met. 4. Prior to issuance of a certificate of occupancy on the Crocker .Bank building,.the applicant shall file a letter of credit with the Redevelopment Department (and a copy to Department of Devel- opment Services) in the amount of $3,650 per parking space for a total of $43,800. This -will assure the City of Huntington Beach, at the termination of the subject parking facility, that Crocker Bank will participate in a future parking assessment district. This letter of credit :should be viewed as one option available to Crocker Bank in.working toward a permanent parking facility. The sum of $43,800 is not an all inclusive amount if Crocker -7- BZA 9/28/83 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Eight Bank decides to enter into a parking assessment district as a solution toward finding permanent -parking. AYES: Godfrey, Evans, Smith, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang Mr. Forker stated that he would submit a letter to the City request- ing withdrawal of his original Conditional Exception'Application No. 83-45. ADMINISTRATIVE REVIEW NO. 83-62 Applicant: William B. Burke, B.I.P.A.,.Inc. To permit the construction of five'(5)'tilt-up industrial buildings totaling 28,204 sq. ft. Four (4) buildings of 5,432 sq. ft. and one (1) building of 6,476 sq. ft. Subject property is Assessor Par- cel No. 105-332-10 located on Sampson Lane (near intersection of Reynolds Circle). Acting Chairman Evans introduced the proposal and stated that this request is covered by Negative Declaration No. 76-55 and No. 79-35. Staff informed the'Board Members that the applicant's plan appears to be substantially in compliance with the Code requirements. The five (5) separate industrial buildings are shown tied together with a reciprocal drive and reciprocal parking shown as one (1) piece of property. . . . . Brian�Burke.was present, representing the application. He was questioned by the Board on subdivision of the property. He informed the Board that at the present time they do not -wish to subdivide the property. Their intent is to have the site meet all Code requirements so that in the future should they choose to' -lease the buildings in- dividually under one owner, there would be no problem. Mr. Burke was informed that the property in the industrial park would have to be subdivided, if leased individually, under one ownership per the requirements of the Subdivision'Map Act. It was explained to Mr. Burke that multiple tenants in one building are.allowed under one ownership, but not for separate -buildings �ising`reciprocal drives and parking. It was suggested that -he -•discuss the matter`with an attorney technically involved with Land Use Law., A colored rendering of the site was viewed' ,by the Board Members, felt to be aesthetically and architecturally in.compl'iarice with its sur- roundings. Conditions for approval were discussed. -8- BZA 9/28/83 1 Minutes: H.B. Board of Zoning Adjustments September 28, 1983 Page Nine ON MOTION BY SMITH AND SECOND BY GODFREY, ADMINISTRATIVE REVIEW NO. 83-62 WAS GRANTED WITH CONDITIONS OF APPROVAL FOLLOWING, SUCCEEDED BY VOTE: ADMINISTRATIVE REVIEW NO. 83-62 CONDITIONS OF APPROVAL: 1. The site plan, floor plan and elevations received and dated September 7, 1983 shall be the approved conceptual layout. 2. A detailed landscape and irrigation plan shall be submitted to the Department of Development Services and Public Works for review and approval prior to issuance of building permits. 3. A rooftop mechanical equipment screening plan shall be submitted to the Secretary of the Board prior to issuance of building per- mits. Said plan shall indicate screening of all rooftop mechan- ical equipment and shall delineate the type of material proposed to screen said equipment. 4. No fences or separation structure shall be permitted within the driveway areas. It shall remain clear and unobstructed by any structures. 5. 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. 6. If foil type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 7. The development shall meet all applicable provisions of -the Huntington Beach Fire Code. 8. The five (5) industrial buildings shall be given special architectural treatment. Final color schemes and building material shall be approved by the Secretary of the Board prior to issuance of a building permit. 9. A parcel map shall be filed prior to selling or leasing of the parcels. AYES: Godfrey, Evans,'Smith, Poe NOES: None ABSTAIN: None ABSENT: Vogelsang There being no rther ,siness, Glen K. Godfrey, Secret ry Board of Zoning Adjustments ;is the meeting was adjourned. -9- BZA 9/28/83