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HomeMy WebLinkAbout1985-09-04 (7)MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 4, 1985 - 1:30 P.M. BOARD MEMBERS PRESENT: Cranmer, Evans, Godfrey, Smith, Poe STAFF MEMBERS PRESENT: Hess MINUTES: UPON MOTION BY EVANS AND SECOND BY SMITH, MINUTES OF THE MEETING OF AUGUST 14, 1985, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: Godfrey REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 85-59 AND RECONSIDERATION OF USE PERMIT NO. 85-41 Applicant: Slater/Metzler Industrial Park A request to construct three (3) industrial buildings (5,600 SF, 10,920 SF, and 7,488 SF) for minor automobile repair and manufacturing uses with a variance to permit one building to encroach five feet (51) into the required five foot (51) setback from a fifteen foot (151) wide storm drain easement along the East side of the property. Subject property is located at Southeast corner of Slater Avenue and Metzler Lane This request is covered by Negative Declaration No. 85-38. Staff is recommending approval of the project subject to conditions which would require a revised site plan depicting one (1) parking space adjacent to Building "Bit for the physically handicapped, trash enclosure adjacent to Buildings "Bit and licit, and elimination of sidewalk area within the landscaped area at the Northeast corner of the site along Slater Avenue. Daryl Smith wanted it understood this was a private sidewalk and not a public one. It was determined that the outdoor storage area at the Southeast corner of the site should be fully enclosed and Les Evans asked that the footing design adjacent to the fifteen foot (151) wide easement not impose a load upon the storm drain. Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 2 The Public Hearing was opened on both requests simultaneously and Paul Riggs, WLA ARCON, was present to represent the applicant. Mr. Riggs said he had no questions or comments and there was no one else to speak for or against the project so the Public Hearing was closed. UPON MOTION BY EVANS AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 85-59 AND RECONSIDERATION OF USE PERMIT NO. 85-41 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 85-59: 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. 2. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 85-59 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 5. The forty-eight foot (481) wide portion of the industrial building abutting the fifteen foot (151) wide storm drain easement will not impede necessary access for maintenance and repairs of the storm drain. FINDINGS FOR APPROVAL - RECONSIDERATION OF USE PERMIT NO. 85-41: 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 conditional use permit will not adversely affect the General Plan of the City of Huntington Beach. -2- 9/4/85 - BZA 11 1 Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 3 E I' 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 85-59 AND RECONSIDERATION OF USE PERMIT NO. 5- 1: 1. The site plan dated August 23, 1985, shall be revised depicting the following modifications: a. Designate one (1) parking space adjacent to Building "B" for exclusive use by the physically handicapped. 2 b. Provide a trash enclosure adjacent to Buildings "B" and "C". C. Eliminate the private sidewalk area within the front ten foot (10') setback (landscaped area) at the Northeast corner of the site along Slater Avenue. 2. Prior to the issuance of building permits, the following requirements must be met: a. Detailed elevations and a materials palette shall be submitted for review and approval by the Design Review Board. b. A parcel map shall be filed with the City to consolidate the eighteen (18) parcels. Said map shall be recorded prior to final inspection of the buildings. c. Landscape and irrigation plan to the Department of Development Services and Public'Works for review and approval. d. 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. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, Fire Department, and Public Works Department., 4. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 5. Maximum separation between building wall and property line shall not exceed two inches (211). -3- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 4 6. Driveway approaches shall be a minimum of twenty-seven feet (271) in width. 7. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 8. Proper street dedications and improvements shall be made in accord with Public Works standards. 9. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 10. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 11. Automobile sales and outdoor displays on the subject property are strictly prohibited. 12. All repair work shall be conducted wholly within the building. 13. All automobile repairs shall be limited to minor repairs only as described in Section 9700.1(6) of the Huntington Beach Ordinance Code. Major auto repairs are strictly prohibited. 14. All signs shall comply with Articles 948 and 976 of the Huntington Beach Ordinance Code. 15. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 16. Low -volume heads shall be used on all spigots and water faucets. 17. 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. 18. 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). 19. 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- 1 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 5 20. All vehicles, equipment, trash and debris shall be removed from the site within thirty (30) days from the date of approval. 21. A review of the uses shall be conducted within one (1) year of the data of this approval to verify compliance with all Conditions 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 the Huntington Beach Ordinance Code, Use Permit No. 85-41 may become null and void. 22. The outdoor storage area at the Southeast corner of the site shall be fully enclosed per the Huntington Beach Ordinance Code. 23. The footing design adjacent to the fifteen foot (151) wide easement shall be such that the building shall not impose a load upon the storm drain. AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Cranmer CONDITIONAL EXCEPTION NO. 85-52 Applicant: Charles Hermansen A request to provide 800 Square Feet of open space in the rear two-thirds of the lot in lieu of the 900 Square Foot requirement. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff stated there is presently a single family residence on this property and the applicant would like to construct a ninety-six (96) Square Foot addition at the rear. This would reduce the open space to 800 Square Feet instead of the required 900 Square Feet. Staff is recommending approval of this project. The Public Hearing was opened and the applicant, Charles Hermansen, was present. Mr. Hermansen explained that the property abuts a golf course. Glen Godfrey asked if the applicant would be constructing a wall at the rear but Mr. Hermansen said he would only be building a brick planter there because he had privacy in the front yard. Ross Cranmer arrived at the meeting at this point - 1:45 P.M. UPON MOTION BY EVANS AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO. 85-52 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: -5- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 6 FINDINGS FOR APPROVAL: 1. Granting of reduction in open space minimum dimensions and minimum open space area will not reduce the required total open space area (900 Square Feet). A total of 1,367 Square Feet of open space is provided on the property; 800 Square Feet in the rear and 567 Square Feet in the front behind the front setback. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The property abuts a golf .course. 3. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of Conditional Exception No. 85-52 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated August 13, 1985, shall be the approved layout. 2. The proposed additions shall architecturally match the existing structure. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: None ABSTAIN: Cranmer CONDITIONAL EXCEPTION NO. 85-55 AND CONDITIONAL EXCEPTION NO. 85-56 Applicant: Richard Kelter CE 85-55 - A request to construct a' 2084 SF, two-story single family residence on a 2875 SF lot with a variance to permit 55% site coverage (1581 SF), exceeding the maximum (1437.5 SF) by 5% (143.5), -6- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 7 and to permit a reduction in open space area. Subject property is located at 225 Tenth Street (Southwest corner Tenth Street and Olive Avenue). CE 85-56 - A request to construct a 1948 SF, two-story single family res— i2ence on a 2789 SF lot with a variance to permit 52.5% site coverage (1462 SF), exceeding the site coverage maximum (1394.5 SF) by 2.5% (67.5), and to permit a reduction in open space area. Subject property is located at 227 Tenth Street (Southwest corner Tenth Street and Olive Avenue). These requests are covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff has reviewed the sites for each of these requests and we have determined that a two (2) story building with fifty-five percent (55%) coverage is better than a three (3) story with fifty percent (50%). Staff is recommending approval of both requests and would like to point out that a Code Amendment is being prepared for Planning Commission consideration to allow fifty-five percent (55%) building coverage when a two (2) story, single family dwelling is proposed. The Public Hearing was opened -by Chairman Smith for both Conditional Exceptions and the applicant, Richard P. Kelter, was present. Mr. Kelter said he had built this particular plan previously without any problems prior to the new interpretation of the Code where the balcony is considered site coverage. The Public Hearing was closed on both requests since there was no one else present wishing to speak. UPON MOTION BY EVANS AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 85-55 AND CONDITIONAL EXCEPTION NO. 85-56 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. 2. Street dedication at the corner of Olive Avenue and Tenth Street reduces the site by eighty-six (86) Square Feet. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. -7- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September.4, 1985 Page 8 3. A two (2) story single family residence with fifty-five percent (55%) building coverage is more compatible with the surrounding area than a three (3) story single family residence with fifty percent (50%) coverage. 4. The granting of Conditional Exception No. 85-55 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 6. A Code Amendment is currently being prepared for Planning Commission consideration to allow fifty-five percent (55%) building coverage when a two (2) story, single family dwelling is proposed. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated August 20, 1985, shall be the approved layout. 2. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 3. Proper street and alley dedications shall be made and improved to comply with the Public Works Department. AYES: Cranmer, Evans, Godfrey, Smith, Poe NOES: None ABSENT: None TENTATIVE PARCEL MAP NO. 85-208 Applicant: Lawrence L. Truman/RMG Engineering, Inc. A request to divide a 10.0 gross acre site into two (2) parcels. Subject property is located at 14401 Willow Lane (West side of Willow Lane at intersection with Maple Avenue). This request is covered by Categorical Exemption, Class 15, California Environmental Quality Act, 1984. Staff reported that a letter had been received from the City of Westminster just prior to the Board meeting today which registered several concerns relative to this Tentative Parcel Map. Because of the particular concerns, as well as those of the City of Huntington Beach, Staff would recommend continuance to a later meeting to see if these problems can be resolved. -8- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 9 1 Lawrence L. Truman was present from RMG Engineering, Inc., and stated they, too, had just received a copy of the letter. After a general discussion of the items mentioned, Mr. Truman requested a continuance to the meeting of September 11, 1985. UPON MOTION BY EVANS AND SECOND BY SMITH, TENTATIVE PARCEL MAP NO. 85-208 WAS CONTINUED, AT THE APPLICANT'S REQUEST, TO THE MEETING OF SEPTEMBER 11, 1985, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Poe NOES: None ABSENT: None REVIEW OF REQUIRED LANDSCAPING PLANS FOR CONDITIONAL USE PERMIT NO. 84-33 Applicant: Landscape Architects Applicant: Landscape Architects D. C. Fassnacht and Associates 1522 East Fourth Street, Suite 201 Santa Ana, California 92701 Location: Northwest corner of Magnolia Street and Warner Avenue. Scott Hess reported the applicant was required to do the landscaping because of a maintenance agreement with the City of Huntington Beach and the Board has been asked to review it primarily for aesthetic purposes. Glen Godfrey said the Planning Commission had been concerned about the view when exiting on the Freeway ramp. This information was followed by a general discussion relative to this particular property and the City -owned property immediately adjacent to the East property line. GODFREY MOVED THAT THE PLAN BE REFERRED BACK TO THE PLAN CHECKER, SERGIO MARTINEZ, AND THE CITY LANDSCAPE ARCHITECT, JERRY LOCKMANN. MOTION WAS SECONDED BY SMITH, AND WAS APPROVED BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Poe 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 A STUDY SESSION ON MONDAY, SEPTEMBER 9, 1985, AT 10:00 A.M., BY THE FOLLOWING VOTE: -9- 9/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments September 4, 1985 Page 10 AYES: Cranmer, Evans, Godfrey, Smith, Poe NOES: None ABSENT: None Glen K. Godfrey, Secretary Board of Zoning Adjustments jh (3260d) I 1 -10- 9/4/85 - BZA