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HomeMy WebLinkAbout1985-04-17MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, APRIL 17, 1985 - 1:30 P.M. BOARD MEMBERS PRESENT: Cranmer, Evans, Godfrey, Smith, Vincent STAFF MEMBERS PRESENT: Pierce, Poe MINUTES: UPON MOTION BY VINCENT AND SECOND BY SMITH, MINUTES OF THE MEETING OF MARCH 20, 1985, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION N0: 85-19 (USE PERMIT NO. 85-19) Applicant: Ron Lingenfelter CE REQUEST: A request to expand a restaurant use in a non -conforming building built on the front and side property lines (5 foot and 3 foot building setbacks are required) without any off-street parking (30 spaces required). In addition, no alley dedication is provided (7-1/2 feet is required). UP REQUEST: To expand an existing restaurant 1,000 Square Feet into an existing building within the downtown area. Subject property is located at 226 Main Street (East side of Main Street approximately thirty feet (301) South of Olive Avenue). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1970. Susan Pierce reported that, although the applicant has filed an application to expand a restaurant, this location was never approved as a restaurant in the past - only a "take out" operation. The applicant would have to satisfy parking requirements for a restaurant and this particular facility would require fifty-eight (58) spaces. Also, this request does not meet the new Downtown Minutes, H. B. Board of Zoning Adjustments April 17, 1985 Page 2 Specific Plan requirements, and noncompliance with setbacks is subject to a special permit by the Planning Commission. Based on these findings, Staff would recommend that the Board deny the project. Ms. Pierce further stated that the applicant had obtained an agreement from the property owner, Robert Koury, for exclusive use of eight (8) parking spaces at 218 Main Street but the lot would not accommodate the required parking. The parking lot is within 200 feet of the.proposed restaurant but exclusive use would be limited to a time after other stores are closed. Furthermore, Staff has been unable to locate a Certificate of Occupancy for this applicant's business. Daryl Smith broached the problem of the seismic standards for the downtown area and Ross Cranmer and Glen Godfrey reported that the letter is being prepared for mailing to the property owners. Mr. Godfrey clarified the fact property owners in this area would have six (6) months after receipt of the letter to present a plan of action. Daryl Smith opened the Public Hearing and the applicant, Ronald Lingenfelter, was present. Mr. Lingenfelter said his business had been evolving toward the food business for some time, and he and his partner, Pat Isom, had won a lottery for -sale of alcoholic beverages. He further stated they had a possibility of obtaining the use of another parking lot, and he had originally been informed he would only need thirty (30) parking spaces. Mr. Godfrey explained that this figure was probably based on the applicant's "Hot Spuds" operation, not a full,scale restaurant serving mixed drinks. Mr. Isom expounded on the evolvement of their business from a $10.00 a day operation to one in excess of $700.00 a day. Daryl Smith explained to the applicant the possibility that the owner of this particular property might be unable or unwilling to improve the building to meet seismic standards and Mr. Lingenfelter and Mr. Isom could conceivably be out of business. Mr. Lingenfelter stated they had considered this possibility but were willing to take the gamble. The possibility of requiring fire sprinklers for a restaurant, depending on occupant capacity, was mentioned by Jim Vincent, and Les Evans broached the possibility of the property owner entering into an agreement with the Redevelopment Agency for parking. There was no one else present to speak for or against the project so Daryl Smith closed the Public Hearing. Mr. Smith explained to the applicant the choices the Board had - either -approval, denial, -2- 4/17/85 - BZA Minutes, H. B. Board of Zoning Adjustments April 17, 1985 Page 3 referral to the Planning Commission, or continuance to see if problems could be worked out with Staff. Mr. Lingenfelter requested a continuance for one week. UPON MOTION BY CRANMER AND SECOND BY EVANS, CONDITIONAL EXCEPTION NO. 85-19 AND USE PERMIT NO. 85-19 WERE CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE MEETING OF APRIL 24, 1985, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 85-10 Applicant: Alfred Mayer/Progressive Enterprises A request to permit construction of a 12,100 Square Foot industrial building to be located at the Northwest corner of Graham Street and McFadden Avenue. This request is covered by Environmental Impact Report No. 73-16. Ms. Pierce stated she had reviewed this application prior to leaving for vacation and the applicant has now submitted a revised plan. • In doing calculations on the building, Staff arrived at a figure of 13,256 Square Feet. Based on this revised footage, the applicant would be required to supply twenty-seven (27) parking spaces including a handicap space. The applicant, Alfred Mayer, was present and Tom Poe informed him it would be necessary to install an automatic fire sprinkler system pursuant to Fire Department regulations for a building this size. There was a general discussion concerning the exterior of the building, number of employees, type of storage, and handicap parking location. UPON MOTION BY VINCENT AND SECOND BY EVANS, ADMINISTRATIVE REVIEW NO. 85-10 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. Elevations received and dated March 15, 1985, shall be the approved layout. 2. Use of building shall not exceed the parking space requirement of twenty-six (26) spaces as shown on the site plan. -3- 4/17/85 - BZA Minutes, H. B. Board of Zoning Adjustments April 17, 1985 Page 4 3. A revised site plan shall be submitted depicting the modifications described herein: a. Handicap parking space in compliance with State requirements. b. Describe use of area between building and trash area. C. Correction of size of building in summary chart.. 4.- Prior.to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to"the:Department"•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. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 6. Maximum separation between building wall and property line shall not exceed two inches (20). 7. Driveway approaches shall be a minimum"of twenty-seven feet (271) in width and shall be of radius type construction. 8. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 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 offsite facility equipped to handle them. " - 12. 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. -4- 4/17/85 - BZA Minutes, H. B. Board of Zoning Adjustments April 1-7, 1985 Page 5- 13. 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. 14. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None There was no further business to be discussed. UPON MOTION BY GODFREY AND SECOND BY EVANS, THE REGULAR MEETING WAS ADJOURNED TO THE REGULAR MEETING OF APRIL 24, 1985, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES.- None ABSENT: None Glen K.-Godfrey,.Secretary Board of zoning Adjustments jh ,(2469d) -5- 4/17/85 - BZA