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HomeMy WebLinkAbout1984-08-29MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, AUGUST 29, 1984 - 1:30 PM BOARD MEMBERS PRESENT: STAFF PRESENT: Pierce Godfrey, Smith, Vincent, Vogelsang (1:45) MINUTES:, ON MOTION BY GODFREY AND SECOND BY SMITH, THE MINUTES OF THE REGULAR MEETING OF AUGUST 8, 1984, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Godfrey, Smith, Vincent NOES: None ABSENT: Vogelsang, Evans MINUTES OF THE REGULAR MEETING OF AUGUST 15, 1984, WERE DEFERRED TO SEPTEMBER 5, 1984, MEETING FOR LACK OF SUFFICIENT VOTING MEMBERS. AGENDA ITEMS TO BE CONTINUED: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 84-46 Applicant: Kenneth A. Reynolds To permit an addition to a single-family dwelling to encroach within five feet (5') of the rear property line of property located on the North side of Leilani Drive approximately 70 feet East of Luau Lane. This request is a Categorical Exemption, Class 5, California Environmental quality Act, 1970. Susan Pierce analyzed the request, informing the Board that an addi- tion of this nature would result in satisfying the open space requirements if built to within five feet (5') of the rear property line. It was noted the applicant had applied for a similar request from the Planning Commission in 1981. The Planning Commission had Minutes, H. B. Board of Zoning Adjustments August 29, 1984 Page 2 allowed him to build within eight feet (8'). The house is one story and will be compatible with existing homes. Staff has not received any negative comments from adjoining property owner. The question involved is the encroachment. The public hearing was opened. Kenneth A. Reynolds, who is the property owner, stated he felt the important questions were that 1) the architecture would remain intact as it was before, 2) open space requirements have been met, and 3) adjacent properties orient to the East and there would be no visual intrusion into their privacy. As it is a small house, the addition is needed for my office and closet space. Not having the additional space will create a hardship. There were no other persons to speak for or against the proposal and the public hearing was closed. The Board discussed the hardship point but felt that granting the applicant's request would constitute a special privilege. It would also establish a precedent for building -within the five foot (5') setback. Staff does not recommend approval of this request. ON MOTION BY VINCENT AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 84-46 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. Because of the size, configuration, shape and lack of unique topographic features of the subject property, there does not appear to be exceptional or extraordinary circumstances or conditions applicable to the land, buildings, or premises involved which do not apply generally to property or class of uses in the same district. 2. Exceptional circumstances do not apply that deprive the sub- ject property of privileges enjoyed by other properties in the same zone classification because it is typical 60 by 100 foot R1 lot. 3. Since the subject property can be fully developed within regular established setbacks, such a conditional exception is not necessary for the preservation and enjoyment of substantial property rights. 4. Granting of Conditional Exception No. 84-46 would constitute a grant of special privilege inconsistent with limitations upon properties in the vicinity. -2- 8-29-84 - BZA LJ Minutes, H. B. Board of Zoning Adjustments August 29, 1984 Page 3 AYES: Godfrey, Smith, Vincent, Vogelsang NOES: None ABSENT: Evans USE PERMIT NO. 84-72 Applicant: Downtown Merchants' Guild To permit a temporary outdoor event to be held on August 31 and September 1, 2 and 3, 1984, in the downtown section of Huntington Beach. This request is a Categorical Exemption, Class 11, California Environmental Quality Act, 1970. Susan Pierce reported the applicant originally inquired about a special holiday event in the old portion of Huntington Beach. Since some of the properties were private, it was thought they would fall under the purview of the Special Events Board. Staff met with them to work out aspects of the event. Two locations were discussed - 1) the Post Office site, and 2) the corner of 301 Main Street. Staff would recommend that approval be subject to approval granted by the Special Events Board and that a certifi- cate of insurance and "hold harmless" be filed five (5) days prior to the event. Certificate to operate shall be issued as required by Article 973. The public hearing was opened. Natalie Kotch was present to represent the applicant. She stated she felt everything had been worked out but Glen Godfrey mentioned that the carnival people still had to submit their insurance and industrial safety certificates. A discussion followed concerning a flammability problem with canvas screening and the applicant stated they had purchased additional screening and fire extinguishers. She felt they had made every effort to comply. The public hearing was closed. ON MOTION BY VINCENT AND SECOND WAS APPROVED WITH THE FOLLOWING FOLLOWING VOTE: FINDINGS: BY GODFREY, USE PERMIT NO. 84-72 FINDINGS AND CONDITIONS, BY THE 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; -3- 8-29-84 - BZA Minutes, H. B. Board of Zoning Adjustments August 29, 1984 Page 4 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 Citv of Huntington Beach. 3. The proposal is consistent with the City's General Plan of land use. CONDITIONS OF APPROVAL: 1. The temporary event is subject to approval by the Special Events Board and all conditions imposed by that Board shall apply to this approval by the Board of Zoning Adjustments. 2. A certificate of insurance form and a hold harmless agreement shall be filed with the Department of Administrative Services five (5) days prior to the event. 3. A certificate to operate shall be issued by the Department of Development Services as required by Article 973. AYES: Godfrey, Smith, Vincent, Vogelsang NOES: None ABSENT: Evans ADMINISTRATIVE REVIEW NO. 84-56 Applicant: Architects,Orange To permit construction of an 11,000 Square Foot industrial building to be located on the East side of Pipeline Lane approximately 160 feet North of Machine Drive. This request is covered by EIR 73-16, previously adopted by City Council for the Lusk Industrial Tract. Staff discussed the fact the Board of Zoning Adjustments had pre- viously approved a lot line adjustment on four properties in this vicinity - this being one of the parcels. Staff recommended the reciprocal ingress/egress easement be installed at its full width, thereby assuring adequate traffic lanes to service the site. Also, one (1) parking stall on the South property line should be elimi- nated to provide extra maneuvering for vehicles. The applicant was represented by Doug Ely. After discussion con- cerning the building on the adjacent property, Mr. Ely stated they had designed that project before they had information relative to Building "C" on the subject parcel. The applicant was informed he had more than the required parking spaces so the elimination of one -4- 8-29-84 - BZA Minutes, H. B. Board of Zoning Adjustments August 29, 1984 Page 5 should create no problem; in fact, it should allow adequate space for the handicapped parking. The applicant felt he could accept the suggested conditions. ON MO'T'ION BY VOGELSANG AND SECOND BY SMITH, ADMINISTRATIVE REVIEW NO. 84-56 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS, OF APPROVAL: 1. A revised site plan shall be submitted depicting the modifi- cations described herein: a. Elimination of one parking space parallel to the South property line to facilitate traffic maneuvering. 2. Prior to issuance of building permits, applicant shall file a copy of the recorded lot line adjustment. 3. 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. 4. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 5. Maximum separation between building wall and property line shall not exceed two inches (2"). 6. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and shall be of radius type construction. 7. A reciprocal driveway shall be installed at ultimate width prior to final inspection. 8. Onsite fire hydrants shall be provided in number and at locations specified by the Fire Department. 9. Low -volume heads shall be used on all spigots and water .faucets. -5- 8-29-84 - BZA Minutes, H. R. Board of Zoning Adjustments Auqust 29, 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 off site facility equipped to handle them. 11. I.f 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 subject property shall enter into irrevocable reciprocal driveway easements between the subject site and adjacent properties. A copy of the legal instrument affecting such easements shall be approved by the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder and a copy of the recorded document filed with the Department of Development Services. AYES: Godfrey, Smith, Vincent, Vogelsang NOES: None ABSENT: Evans ADMINISTRATIVE REVIEW NO. 84-58 Applicant: Eric Mossman To permit construction of an 11,817 Square Foot industrial building to be located on the West side of Sampson Lane immediately North of the intersection of Sampson Lane and Woodwind Drive. This request is covered by a previously approved Negative Declaration. It was reported by Susan Pierce that the applicant has submitted a .floor plan designating areas for office, manufacturing, warehouse, etc. Based on that plan, he is required to provide twenty-one (21) spaces with adequate turn -around at rear of the property. Staff would recommend that project be approved only for the intensity of uses shown on the floor plan. Any alterations to the building would require new action by the Board of Zoning Adjustments. The applicant, Eric Mossman, was present but stated he had no questions or comments. Upon inquiry from Mr. Vincent, the appli- cant said he was aware that fire sprinklers would be required. -6- 8-29-84 - BZA 1 Minutes, IT. B. Board of Zoning Adjustments August 29, 1984 Paqe 7 ON MOTION BY SMITH AND SECOND BY VINCENT, ADMINISTRATIVE REVIEW NO. 84-58 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The site plan and elevations received and dated August 10, 1984, shall be the approved layout. 2. This approval is granted for an 11,817 Square Foot industrial building. Based on the floor plan uses, twenty-one (21) park- ing spaces are;required. Any modification, expansion, or change of use shall require additional parking and approval by the Board of Zoning Adjustments. 3. Prior to the 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 indi- cate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment: 4. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 5. Maximum separation between building wall and property line shall not exceed two inches (2"). 6. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and shall be of radius type construction. 7. An automatic fire spinkler system shall be approved and installed pursuant to Fire Department regulations. 8. There shall be no outside storage. 9. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. 10. Low -volume heads shall be used on all spigots and water faucets. 11. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off site facility equipped to handle them. -7- 8-29-84 - BZA Minutes, H. B. Board of Zoning Adjustments August 29, 1984 Page 8 12. 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. 13. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. AYES: Godfrey, Smith, Vincent, Vogelsang NOES: None ABSENT: Evans There was no further business and the meeting adjourned to the pre -review meeting of Tuesday, September 2, 1984, at 10:00 A.M. Glen K. Godfrey, Secretary jh -8- 8-29-84 - BZA