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HomeMy WebLinkAbout1984-08-22MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6, Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, AUGUST 22, 1984 - 1:30 PM BOARD MEMBERS PRESENT: Godfrey, Smith, Evans, Vogelsang, Vincent STAFF PRESENT: Poe, Pierce AGENDA ITEMS TO BE CONTINUED: None REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 84-50 (Continued from August 8, 1984) Applicant: M.U. and B.U. Patel To permit construction of a 29-unit motel with manager's living quarters on property located on the east side of Beach Boulevard approximately 300 feet north of Ellis Avenue. This request is covered by Negative Declaration No. 84-18. Susan Pierce outlined problems revealed by staff's review of the proposed project, chief among which is a 10-foot wide storm drain across the property. The City's regulations require any structure to set back a minimum of 5 feet from that easement, and the present plan shows a second floor stair and walking deck overhanging the setback and a trash area located within the set- back. She added that a conditional exception has been filed by the applicant to address those encroachments. There is concern also that a number of rooms within the proposed project which are designated for linen, storage, or maid's rooms are shown with a full bath, and there is no assurance that these would not later be converted to regular rental units. Upon staff's recommenda- tion, the applicant has deleted the bath tub from these units; however, staff feels that these linen and storage rooms should be combined into one large storage area with one opening to the outside. Another pertinent concern is the City Council's interest in the aesthetics along Beach Boulevard. The present plan shows plant- ing to enhance the front of the project, but the landscaping is 300 square feet short of code requirements. There are other places on the site where additional landscaping could be placed, Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 2 but these areas would not be visible from the front of the prop- erty. Daryl Smith suggested that one means of assuring that the project present a good appearance fromthe street would be to condition any approval with a requirement that the architectural plans were to be approved by the Department of Development Services. Ms. Pierce added that there is an 8 foot wide parking stall on the south property line which may not have sufficient maneuvering area; also, the project is over the 40 percent allowable for desig- nation as compact parking stalls. This 40 percent could be reduced by providing some standard car spaces in other locations and reducing the turnaround area. However, if the space on the south property line is increased the project would be short of park- ing and would require the elimination of one more rental unit from the plan. The Board and staff considered possible conditions of approval pre- sented by Ms. Pierce. It was the consensus that the extensive deficiencies on the plan at the present time indicate that a con- tinuance to allow the applicant to meet with staff and work out the problems would be the best alternative. A representative of the applicant was present at the meeting; he agreed to meet with appropriate staff persons and return in two weeks. ON MOTION BY EVANS AND SECOND BY SMITH NEGATIVE DECLARATION NO. 84-18 AND ADMINISTRATIVE REVIEW NO. 84-50 WERE CONTINUED TO THE MEETING OF SEPTEMBER 5, 1984, WITH THE CONCURRENCE OF THE APPLI- CANT'S REPRESENTATIVE, BY THE FOLLOWINr VOTE: AYES: Godfrey, Smith, Evans, Vogelsang, Vincent NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 84-47 (AR 84-51) Applicant: Dewayne Brown To permit a 2.5 foot encroachment of parking into the 14.5 foot setback for an industrial building located on the southeast corner of Burton Drive and Sampson Lane. This request is a Categorical Exemption, Class 5, California Envir- onmental Quality Act, 1970. Staff presented a review of the proposed site plan and of other buildings constructed on corner locations within the same industrial park, concluding that the project could be developed on the site within the limitations of the zoning code. The Board reviewed the degree of the corner project and that of the other locations in discussed possible revisions to the parking ity of reducing the size of the building to the parcel. radius of the subject the tract and briefly layout and the possibil- facilitate siting on 1 -2- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 3 The public hearing was opened. Dewayne Brown was present at the meeting to speak in favor of his request. He noted that although the building's square footage is 4700 feet the footprint is only 3500 square feet, which is less than 30 percent lot coverage. The request asks only for a 2.5 foot overhang of automobile bumpers into the landscape planter with the wheel stops remaining in the parking lot. Mr. Brown indicated that the variance request is necessitated by the radius on the property. The Board and the applicant discussed the adequacy of the areas provided for cars to turn around, the parking layout, location of the trash enclosures, method of loading and unloading pro- vided for, and the possibility of relocating the 300 square feet of office space within a building and using that area for space for maneuvering. Mr. Brown said that the office area is very critical for the marketability of his structure, as any tenant will require at least that much space for office purposes. Rick De Carlo, representing the owners of the industrial park, also spoke in favor of the requested variance, citing the difficulty of placing a building on the lot because of the constraint of the corner radius. He told the Board that the park owners are very sensitive to the type of construction allowed in the park and this project is not viewed as detri- mental to the total development of their property. There were no other persons to speak for or against the proposal and the public hearing was closed. Further discussion ensued. Glen Godfrey indicated that he could support the plan if the proponent would agree to moving the office, possibly arranging it so that the tenants could share an office between them, and put a trash enclosure on the plan. A MOTION WAS MADE BY VINCENT AND SECONDED BY VOGELSANG TO APPROVE CONDITIONAL EXCEPTION NO. 84-47 WITH FINDINGS AND CON- DITIONS. Daryl Smith asked if the maker and seconder of the motion could agree to include a condition that a revised site plan shall show a revised location for the office area which would allow the trash receptacle area to be in a parking place, the relocation of the office reducing the need for that parking. Vincent and Vogelsang expressed the opinion that the trash enclosure could be located on the site without moving the office; the applicant asked that he be allowed to have his architect work on the plan, as the market requires that he be able to offer his tenants each an office of their own. -3- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 4 THE MOTION WAS NOT AMENDED, AND THE ORIGINAL MOTION PASSED BY THE FOLLOWING VOTE, WITH THE FOLLOWING FINDINGS AND CONDITIONS: FINDINGS: 1. The radius at the intersection upon which this proposed pro- ject is located is greater than any other radius in the industrial park and imposes constraints upon siting the build- ing on the property. 2. The granting of the conditional exception will not constitute the grant of special privilege inconsistent with those enjoyed by other properties in the same zone classification. 3. Granting of the 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 detri- mental to the public welfare or injurious to persons working in the immediate vicinity. 5. The granting of Conditional Exception No. 84-47 will not ad— versely affect the General Plan of the City of Huntington N Beach. CONDITIONS OF APPROVAL: A revised site plan shall be submitted which delineates the loca- tion of the trash enclosure area in a manner complying with Hunt- ington Beach Ordinance Code requirements. AYES: Smith, Vincent, Vogelsang NOES: Godfrey, Evans ABSENT: None ADMINISTRATIVE REVIEW NO. 84-51 (CE 84-47) Applicant: Dewayne Brown To permit the construction of a 4700 square foot industrial build- ing on property located on the southeast corner of Burton Drive and Sampson Lane. This request is a Categorical Exemption, Class 3, California En- vironmental Quality Act, 1970. Susan Pierce reported that even with the approval of the prior variance this plan will have to be revised to show a trash enclosure and parking dimensions in compliance with Article 979. The Board discussed the suggested conditions of approval and reviewed the elevations of the proposed structure. Glen Godfrey said he felt the treatment was somewhat stark in comparison with other buildings -4- 8-22-84 - BZA M�n,utes' Klk&� Boggd pf ZQn�ng Adjustp)ents August 22, 1984 Page 5 in the park, and the Board concluded that some architectural treatment should be worked out to make the building compatible with the surrounding structures. ON MOTION BY SMITH AND SECOND BY VINCENT ADMINISTRATIVE REVIEW NO. 84-51 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the modi- fications described herein: a. Trash area location b. Parking dimensions in compliance with Article 979 and the State handicapped parking requirements. 2. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Departments of Development Services and Public Works for review and approval. b. Rooftop mechanical equipment plan. Said plan shall in- dicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. The development shall comply with all applicable provisions of the ordinance code, Building Division, and Fire Depart- ment. 4. Maximum separation between building wall and property line shall not exceed two (2) inches. 5. Driveway approaches shall be a minimum of twenty-seven (27) feet in width and shall be of radius type construction. 6. Revised elevations shall be submitted for the approval of the Department of Development Services. These revised elevations shall show architectural treatment compatible with the existing structures in the park. 7. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. 8. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 9. Low -volume heads shall be used on all spigots and water faucets. -5- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 6 10. 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. 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. 12. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. AYES: Smith, Vincent, Vogelsang NOES: Godfrey, Evans ABSENT: None USE PERMIT NO. 84-66 Applicant: Westerly Properties (Marc Isdaner) To permit construction of a 4,080 square foot commercial building in the C4 zoning district on property located on the north side of Warner Avenue approximately 190 feet easterly of Pacific Coast Highway. This request is a Categorical Exemption, Class 3, California Envir- onmental Quality Act, 1970. Susan Pierce reported that the plan needs one additional parking space, but there are numerous places on the site where this addi- tional space can be picked up, or the applicant could delete 80 square feet from his building and then would not need the extra space. Glen Godfrey commented that he would like to see some kind of "wrap around" architectural treatment on the elevations to pro- vide a good visual impact on all sides. The public hearing was opened. Andy Nichols and Marc Isdaner were present at the meeting. Mr. Nichols asked for clarification on fencing for the project. Staff explained that the suggested 6 foot decorative masonry wall for the north property line would help control the intrusion of trash and debris from the neighboring area; where the wall meets the 25 foot setback line it would need to be lowered to 42 inches in height. Mr. Nichols and Mr. Godfrey discussed the elevations, and Mr. Nichols agreed that some aesthetic treatment as suggested could be worked out. There were no other persons to speak for or against the proposal, and the public hearing was closed. -6- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 7 ON MOTION -BY VINCENT AND SECOND BY GODFREY USE PERMIT NO. 84-66 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: 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 and improvements in the vicinity of such use or building. 2. The granting of the use permit will not adversely affect 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. A revised site plan shall be submitted depicting the modi- fications described herein: a. An additional parking space, and/or b. Relocation of the trash area, or C. Reduction in building size to 4,000 square feet. 2. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Departments of Development Services and Public Works for review and approval. b. Rooftop mechanical equipment plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. Special architectural treatment, including continuation of parapet/mansard Spanish tile roof, shall be provided on the property line wall. Such treatment shall be subject to approval by the Department of Development Services. 4. The development shall comply with all applicable provisions of the ordinance code, Building Division, and Fire Depart- ment. 5. Maximum separation between building wall and property line shall not exceed two (2) inches. -7- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 8 6. Driveway on Warner Avenue shall have a minimum width of thirty (30) feet and shall be of radius type construction. 7. A six (6) foot high masonry wall shall be constructed along the northerly property line to within twenty-five (25) feet of the Warner Avenue right-of-way. Within this 25 foot area the wall shall be reduced to forty-two (42) inches in height. 8. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. 9. Low -volume heads shall be used on all spigots and water faucets. 10. 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. 11. If lighting is included in the parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All out- side lighting shall be directed to prevent "spillage" onto adjacent properties. 12. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 13. The property shall enter into irrevocable reciprocal drive- way easements between the subject site and adjacent properties. A copy of the recorded documents shall be filed with the Department of Development Services prior to issuance of a certificate of occupancy for the building. AYES: Godfrey, Smith, Evans, Vincent, Vogelsang NOES: None ABSENT: None USE PERMIT NO. 84-71 Applicant: Huntington Beach Company A request to erect a temporary tent 50 x 75 feet in dimension for a golf tournament to be held August 24, 1984 on the Seacliff Country Club golf course. This request is a Categorical Exemption, Class 11, California Environmental Quality Act, 1970, The Board reviewed the request and the conditions of approval as suggested by staff. -8- 8-22-84 - BZA Minutes, H.B. Board of Zoning Adjustments August 22, 1984 Page 9 ON MOTION BY GODFREY AND SECOND BY SMITH, USE PERMIT NO. 84-71 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: 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 and improvements in the vicinity of such use. 2. The granting of the use permit will not adversely affect 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. The conceptual plot plan received August 20, 1984 shall be the approved layout. 2. The applicant shall obtain all necessary electrical permits. 3. An onsite inspection by the Fire Department shall be con- ducted prior to the event. 4. A certificate of insurance form shall be filed in the Ad- ministrative Services Department in an amount deemed nec- essary by the Public Liability Claims Coordinator, along with a hold harmless agreement executed by insured at least five (5) days prior to the event. 5. A certificate to operate shall be issued by the Director of Development Services prior to operation of the event as required by code. 6. The tent shall comply with Article 32 of the Fire Code. AYES: Godfrey, Smith, Evans, Vincent, Vogelsang NOES: None ABSENT: None The meeting adjourned to the pre -review meeting on Monday, August 27, 1984 at 10:00 a.m. Glen K. Godfrey, S re ry :df -9- 8-22-84 - BZA