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HomeMy WebLinkAbout1983-11-23MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center Huntington Beach, CA WEDNESDAY, NOVEMBER 23, 1983 —1:30 P.M. BOARD MEMBERS PRESENT: Godfrey, Evans, Smith, Vincent BOARD MEMBER ABSENT: Vogelsang STAFF MEMBER PRESENT: Pierce MINUTES: ON MOTION BY SMITH AND SECOND BY GODFREY, THE MINUTES OF THE REGULAR MEETING OF' OCTOBER 12, 1983 WERE APPROVED AS TRANSCRIBED BY THE FOLLOWING VOTE: AYES: Godfrey, Smith, Evans NOES: None ABSTAIN: Vincent ABSENT: Vogelsang Anp.NnA TTRM TO RR r0NTTNiiF.n t USE PERMIT NO. 83-60 Applicant: McDonald's Corporation To permit a drive-thru addition to an existing McDonald's Restaurant. Subject property is located on the east side of Beach Boulevard approx- imately 300 feet north of Warner Avenue. Acting Chairman Evans introduced the applicant's proposal and stated that this request is categorically exempt, Class. 1, California Environ- mental Quality Act, 1970. Secretary Godfrey informed the Board Members that a telephone call was received from the applicant wherein a two (2) week continuance was requested. The applicant was informed of staff's recommended revisions to his plan nd/or denial and felt it best to revise his plan improving traffic ovement.and - circulation. Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Two ON MOTION BY SMITH AND SECOND BY EVANS, USE PERMIT NO. 83-60 WAS CONTINUED FOR TWO WEEKS, TO THE MEETING OF DECEMBER 7, 1983, BY THE FOLLOWING VOTE: AYES: Smith, Evans, Godfrey, Vincent NOES: None ABSTAIN: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 83-56 Applicant: Eric F. Mossman To permit a reduction in setback from three (3) ft. to zero. Subject property located at 220 Portland (approximately 170 ft. east of Hunt- ington Street). The applicant's request was introduced by Acting Chairman Evans who informed all concerned that per Section 15105, of the California Environmental Quality Act of 1970, this request is categorically exempt - Class. 5. Secretary Godfrey explained that this request covers a single-family dwelling on an interior lot. The single-family dwelling will maintain the setback required by Code. The applicant is requesting an exception to the setback only on one side for a garage to be built at zero property line with his twenty percent aggregate setback all on one side. With this exception, the applicant's plan meets all other requirements of the Code. The public hearing was opened by Acting Chairman Evans. Mr. Mossman, A.I.A. for the project was present representing the application. There being no questions of the applicant, the public hearing was closed. Board discussion carried on the fact that the applicant's driveway will encroach into the alley after his offer -of 2-1/2 ft. of dedication allowing for a twenty -foot wide alley when the lots to the south are recycled. Further, the Fire Department felt good access was provided on the plan submitted should their services be required. It was felt that if the reduction in setback was not granted, should the applicant wish to proceed with his project he would have to re- appear.bef.ore the Board with a variance request for a single -car garage on his 25 ft. in width lot located in the Oldtown Specific Plan. ON MOTION BY SMITH AND SECOND BY VINCENT, CONDITIONAL EXCEPTION NO. 83-56 WAS GRANTED WITH FINDINGS AND CONDITIONS OF APPROVAL FOLLOWING, SUCCEEDED BY VOTE: R2- BZA 11/23/83 Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Three' FINDINGS FOR APPROVAL: 1. The granting of Conditional Exception No. 83-56 will not constitute a special privilege inconsistent upon other properties in the vicinity and under an identical zone classification because the proposal grants parity with other residences in the Oldtown Specific Plan District. 2. The granting of Conditional Exception No. 83-56 is necessary to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 83-56 will not be materially detrimental to the public welfare nor injurious to property in the same zone classification. 4. The granting of Conditional Exception No. 83-56 will not adversely affect the General Plan of the City of Huntington Beach. CONDITION OF APPROVAL: The conceptual plot plan and elevations dated November 2, 1983 shall be the approved layout. AYES: Godfrey, Smith, Vincent, Evans NOES: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 83-54 (In conjunction with N.D. No. 83-46 approved at BZA Meeting of 11/16/83) AND ADMINISTRATIVE REVIEW NO. 83-72 Applicant: Schurgin Development Corporation C.E. request - To permit encroachment within the fifty (50) ft. setback area without site angle requirement and to permit waiver of the 100 ft. alley entrance into the parking lot. A.R. request - To permit construction of a 45,775 sq. ft. retail shopping center. Acting Chairman Evans introduced both proposals covered by Negative Declaration No. 83-46. Two options were submitted to the Board for review - Exhibits "A" and "C". Exhibit "A" provided a service road at the west side of the complex. A 40 x 40 ft. turnaround -was proposed at the southwest corner of the site providing that access could be worked out on Kartron Street (a private street). Exhibit "C" eliminated the service road on the west side of the proposed complex moving some buildings within eight feet from -3- BZA 11/23/83 Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Four the property line separated by a concrete walk (accommodating man doors only at the rear of the site). Both plans are essentially the same with the exception of the location --and reconfiguration of some buildings. Upon comparison of both plans, Exhibit "C" was felt by the Board and the applicant to be the best layout for the site. Concerns with Exhibit "C", also shown on Exhibit ,"A", -were discussed with Dick Harlow representing the application i.e, relocation of parking spaces shown on the southeast corner of the plan to the southwest corner for possible use by employees, red curb on. -Beach Boulevard, relocation of trash containers, possibility of a wall along the west property line, single lane in lieu of double lane.,for ingress/egress on Beach Boulevard, color scheme using wraparound colors, joint use parking consideration, architectural compatibility- with surrounding area, location of onsite stop signs, encroachment into sight angle, sprinklering of buildings, etc. Bob Jarrard, adjacent property:.owner, -,addressed the Board. He stated that he had discussed the proposed.project-with Dave Adler, Attorney, and Mrs. Carol - other vested property owners in the area. He was pleased that Exhibit "C" was chosen -- as- -.they had concerns with Exhibit "A" providing a 20 ft. rear setback as they felt a trash accumulation problem would prevail with their property facing Kartron Street. He stated that all the developers -.in -the immediate area have maintained a sixty-five*(65) ft. front setback for traffic circulation and asked for the Board's consideration for visibility purposes. - Additionally,- he felt that' there were too -many curbcuts in the immediate area (five within 150 feet) felt eventually to be abandoned by reconnection of the parcels sometime in the future. They would like the project's curbcuts lined up with theirs. Aerial ;scenes were displayed to the Board Members by Mr. Jarrard. Conditions for -approval of the project -were, discussed by the Board to alleviate concerns. ON MOTION BY SMITH AND -SECOND BY, VINCENT,- CONDITIONAL EXCEPTION NO. 83-54 AND ADMINISTRATIVE REVIEW -NO. 83-72 ;(WITH CONDITIONS IMPOSED ON NEGATIVE DECLARATION NO. 83-46) WERE GRANTED WITH FINDINGS, CONDITIONS OF APPROVAL AND VOTE FOLLOWING: FINDINGS FOR APPROVAL - C.E. NO. 83-54- 1. Although the proposed building encroaches in the- sight visibility angle for the service station building to the north, a freestanding sign is located on Beach Boulevard which provides adequate identification of this adjacent property. 2. A modified commercial center entrance has been provided to reduce traffic impacts associated with ingress and egress to the site. -4- BZA 11/23/83 Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Five 3. The granting of Conditional Exception No. 83-54 would not constitute a special privilege inconsistent with limitations upon properties in the vicinity. 4. That because of the special circumstances applicable to the property, i.e. the configuration of the property and the location on both a major and primary arterial, the strict application of the sight angle and commercial center entrance requirements will deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. 5. That the granting of a conditional exception is necessary to preserve the enjoyment of a property right. 6. That the granting of a conditional exception will not be detrimental to the public welfare or injurious to property in the same zone classification. 7. That the granting of a conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL - C.E. NO 83-54 The revised conceptual plot plan dated November 23, 1983 - Exhibit "C" and elevations as displayed at the Board Meeting, shall be the approved layout subject to the modification described herein: a. Parking on Beach Boulevard shall be prohibited. CONDITIONS OF APPROVAL - A.R. NO. 83-72 The revised conceptual plot plan - Exhibit "C" dated November 23, 1983 and elevations as displayed at the Board Meeting shall be the approved layout, subject to the modifications described herein: 1. Prior to issuance of_•building permits, the applicant shall file a parcel map consolidating Parcel 2 of Tentative Parcel Map No. 83-567 and Lots 4, 5, and 6 - Block "H" of Tract 7. Said map shall be recorded prior to final inspection. 2. Prior to issuance of building permits, the applicant shall submit for review and approval the following plans: (a) Landscape and irrigation plan to the departments of Development Services and Public Works. -5- BZA 11/23/83 Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Six A rooftop mechanical equipment plan to the Department of Development Services. Said plan shall indicate screening of all rooftop mechanical equipment and --shall delineate- "the type of material proposed to screen said equipment.- (c) Additional elevations covering front and rear of all buildings proposed for construction based on Exhibit "C" shall be submitted to the Department of Development Services. 3. Building "C" (Building "D""considered as -'a part of "C") shall be sprinklered in compliance with Fire Department requirements. Buildings A, B, E, F and G shall -meet -Fire Department requirements. 4. Maintenance -free materials shall be used in the construction of buildings that have a zero setback with no openings on the property line. In addition, any building-'withiri-ten -(10) feet of a property line shall be 'treated" architecturally in accordance with the architectural elevations as viewed by the Board (wraparound continuous type):" 5. A planned sign program shall be (approved"for all signing within the commercial center pursuant to Section 9760.43 of the Huntington Beach Ordinance Code. 6. All trash areas shall comply with Section 9730.60 - Huntington Beach Ordinance Code. 7. Natural gas-" shall" be stubbed in at the locations of cooking facilities, water heaters, and"ceritral'heating units: 8. Low volume heads shall be'used on all spigots and water faucets. 9. 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:' 10. The structures on. the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie_ within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s).- 11. If lighting is included in the parking -lot high pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto -adjacent properties. -.-6- BZA 11/23/83 Minutes: H.B. Board of Zoning Adjustments November 23, 1983 Page Seven 12. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. 13. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 14. The development shall comply with all applicable provisions of the Ordinance Code, Building Division and Fire Department. 15. Applicant shall pursue Cal Trans approval of radius type driveways on Beach Boulevard. 16. The Main Street driveway shall be of the radius type with a minimum width of twenty-seven (27) feet. 17. The North driveway on Beach Boulevard shall have a minimum width of thirty (30) feet. 18. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 19. Service road and fire lanes as determined by the Fire Department shall be posted and marked. The service road between Buildings E and F shall be a minimum width of twenty-seven (27) feet. 20. Parking spaces against southerly property line shall be perpendicular to Beach Boulevard. 21. The southerly Beach Boulevard entrance shall be a single -lane with stop signs at intersection of interior drive. AYES: Godfrey, Evans, Smith, Vincent NOES:........ None ABSTAIN: None THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED TO THE MONDAY MORNING STUDY SESSION AT 10:00 A.M. (NOVEMBER 26, 1983). Glen K. Godfrey, Secretary Board of Zoning Adjustments -7- - BZA 11/23/83