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HomeMy WebLinkAbout1985-10-30MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, OCTOBER 30, 1985 - 1:30 P.M. BOARD MEMBERS PRESENT: Cranmer, Evans, Godfrey, Smith, Vincent STAFF MEMBERS PRESENT: Hess, Poe MINUTES: UPON MOTION BY GODFREY AND SECOND BY VINCENT, MINUTES OF THE REGULAR MEETING OF OCTOBER 23, 1985, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Godfrey, Smith, Vincent NOES: None ABSENT: Cranmer _ ABSTAIN: Evans AGENDA ITEMS TO BE CONTINUED: CONDITIONAL EXCEPTION NO. 85-53 USE PERMIT NO. 85-56 (Cont. from 10/2/85) Applicant:-•Cambro Manufacturing Company UPON MOTION BY GODFREY AND SECOND BY EVANS, CONDITIONAL EXCEPTION NO. 85-53 AND USE PERMIT NO. 85-56 WERE CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF NOVEMBER 13, 1985, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Smith, Vincent NOES: None ABSENT: Cranmer Ross Cranmer arrived at the meeting at this point - 1:38 P.M. REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 85-67 USE,PERMIT NO. 85-63 NEGATIVE DECLARATION NO. 85-60 Applicant: Maris Vanags A request to construct'a 10,560 Square Foot commercial center with a variance to permit a zero foot (01) building setback in lieu of ten feet (101) along sixty-five feet (651) of the East property line. Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 2 Subject property is located on the East side of Beach Boulevard approximately 300 feet,South.•of Taylor Avenue. This request is covered by -Negative Declaration No., 85-60. Scott Hess reminded the Board the project -had been continued to this meeting so the applicant could obtain reciprocal driveway easements from abutting property.owners and also to•submit-revised elevations for review. The Design•Review Board has•not met to review these plans, but Staff is recommending approval of these requests with conditions. When asked by Les Evans,if the Fire Department had approved the entrance to the center, Mr. Hess stated they had not seen the revised plans. Staff further stated the applicant would pave both sides of the driveway, and Les Evans asked that the condition read "to be paved to the satisfaction of Public Works and the Fire Department. Daryl Smith suggested that the wording of another condition be changed to read "architecturally compatible"•instead of "architecturally similar". Tom Poe requested a condition be added for on -site fire hydrants, and Glen Godfrey asked that a condition be included pertaining to CalTrans approval of driveways off Beach Boulevard. The Public Hearing was opened by Chairman Smith and Maris Vanags was present. Mr. Vanags inquired about the CalTrans driveways and Les Evans offered an explanation. Mr. Vanags also stated he was attempting to purchase the adjacent property. There was no one else present wishing to speak so the Public Hearing was closed. ' UPON MOTION BY EVANS AND SECOND BY GODFREY, NEGATIVE DECLARATION NO. 85-60, CONDITIONAL EXCEPTION NO. 85-67, AND USE PERMIT NO. 85-63 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: ' FINDINGS FOR APPROVAL: 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. Granting of the conditional exception and the use permit will not adversely affect the General Plan of the City of Huntington Beach. I -2- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 3 3. The proposal is consistent with the City's General Plan of Land Use. 4. 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 portion of the abutting easterly residential parcel is improved as a driveway which negates the need for a ten foot (10') setback and reduces the impact of the development. 5. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. The abutting northerly parcel was granted a conditional exception for a zero foot (01) setback along the East property line, similar to this request. If the development must maintain a ten foot (101) setback along sixty-five feet (651) of the East property line, an awkardly shaped building would result. 6. The granting'of Conditional Exception No. 85-67 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. CONDITIONS OF APPROVAL 1. The site plan and floor plans received and dated October 29, 1985, shall be the approved layout. 2. Elevations of the development shall be compatible with the existing northerly commercial development in terms of materials, colors and architecture; and shall be subject to review and approval by the Design Review Board prior to the issuance of building permits. 3. 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. -3- 10/30/85 - BZA Minutes, H. B. Board of zoning Adjustments October 30, 1985 Page 4 c. A two and one-half foot (2-1/21.) wide planter shall be provided along the North property ,lime for :vehicle overhang. d. The ten foot (101) wide planter along Beach Boulevard shall be widened two and one-half feet (2-1/21) towards the parking area; the parking stalls become sixteen and one-half feet-(16=1/21)-deep with two and one-half foot (2-1/21) overhang. 4. A planned -sign program shall be approved for all signing within the commercial center,pursuant to S. 9760.43 of the Huntington Beach Ordinance Code prior to the installation of any signs. 5. All signs.shall comply with -Article 976 of the Huntington Beach Ordinance Code.. All""fr.ee-standing signs- shall, be' low -profile, monument -type signs with'a height no greater than ten feet (10'). 6. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 7. Service roads and.fire lanes, as determined by the Fire Department, shall be posted and marked. 8. Maximum separation between building wall and property -line shall not exceed two inches (211). 9. Applicant shall pursue CalTrans approval of radius type driveways on Beach Boulevard.- 10. Driveway'on Beach Boulevard shall have a minimum width of thirty feet (301). 11. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 12. Low -volume heads shall be used on all,spigots and water faucets. 13. 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. 14. 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- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 11, 1185 Page 5 15. The subject property shall enter into irrevocable reciprocal driveway easement(s) between the subject site and adjacent properties. The southerly driveway shall straddle the property line, fifteen feet (151) on each side, and shall be fully improved to the satisfaction of the Fire Department and Public Works Department. AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: Drone LOT LINE ADJUSTMENT NO. 85-4 (Cont. from 10/23/85) Applicant: Wayne and Irene Kirby A request to adjust the lot line between Lot Nos. 9 and 10 in order to create a conforming side yard for the existing front dwelling of Lot No. 9. Subject property is located on the Southwest corner of Memphis Avenue and Delaware.Street. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff explained to the Board members that he had discussed his proposed changes with Mrs. Irene Kirby. Mrs. Kirby had agreed to follow the suggestions; therefore, the Lot Line Adjustment would no longer be required. Mrs. Kirby was present at the meeting. She did concur with Staff's report and asked that the application be withdrawn. UPON MOTION BY GODFREY AND SECOND BY EVANS, AND AT THE REQUEST OF THE APPLICANT, LOT LINE ADJUSTMENT NO. 85-4 WAS WITHDRAWN, BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 85-71 Applicant: Timothy N. Bortvit A request to permit an approximate fifty-three percent (53%) site coverage which includes a large unenclosed entryway and an atrium. Subject property is located at 707 Thirteenth Street (West side of Thirteenth Street approximately fifty feet (501) North of Palm Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. -5- 10/30/85 - BZA Minutes, H. B.-Board of Zoning Adjustments October 30, 1985 Page 6 Staff explained the applicant.is proposing a two-story residence on a vacant lot in a residential zone. The applicant reports he received positive comments from the City several months ago when conceptual plans were presented prior to doing working drawings. Staff would like to change the Agenda request to show -fifty-one and one-half percent (51-1/2%)� rather than the fifty-three percent (53%) since the applicant has eliminated -.coverage -of the front entryway. This changes the interpretation. The project has,already_been in plan check and the applicant,feels it would be quite,costly now to make major changes. Staff -is recommending denial of the,project since the coverage.does still, exceed the maximum -allotted -by -Code. Upon questioning by Daryl Smith, Staff stated there would be 123 Square Feet of excessive coverage. Staff is also concerned about the alley setback on the portion,of building -shown as "work shop". According to Staff,.our.Code requires a ten -foot (101) setback from the alley property line for any "habitable" building space, or that -a garage door-be,installed in a building located on the rear property line. —This particular area does not have the garage door but does havea bathroom in i_t. The Planning Department is concerned that 'fnis may become additional living quarters unless the garage door is provided; furthermore, the applicant could easily delete 123 Square Feet from a structure this size without any major changes to the plans. Mr. Smith then asked if the applicant could set the "work shop" area back ten feet (101) from the alleyway to alleviate the excessive square footage; and Staff said that could be done and the applicant would then not need the Conditional Exception, The Public Hearing was opened and Timothy N. Bortvit was present. He reiterated the statement he had followed the requirements on the original plans he submitted before he proceeded with the working drawings. After he completed the drawings, it was noted that the plans were measured differently with the cantilevered area now being considered as lot coverage. Dennis J. Cherry, Costa Mesa, said.he had drawn the plans for this project and the City Code states that the ground floor area constitutes coverage, and this particular First Floor and garage area would cover less than fifty percent,(50%). This statement was followed by a general discussion concerning interpretations of the Code with reference to this project. Glen Godfrey said there was at one time some relief under that Code section and the Plan Checker was checking it under that policy. It was not the Department policy and the'Ordinance will be changed. The Development Services Director has taken the position that an overhang (cantilever area) could be considered ground coverage. -6- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 7 Linda Burnett, 716 Thirteenth Street, stated she was concerned about the conditional exception and its effect on the neighborhood. She wanted to maintain the upgrading of the area which has been started. Mr. Bortvit stated he would install the garage door on the "work shop" area. There was no one else to speak so the Public Hearing was closed. Les Evans said he would move for approval with the Findings that the Code section applicable to site coverage was not precise, that the property owner proceeded in "good faith" to provide a plan which met the Code, and that the one and one-half percent (1-1/2%) difference in site coverage is negligible. Jim Vincent said he would second the motion. Daryl Smith suggested having a "Letter of Agreement" signed by the applicant to assure that the residence would remain a single family unit rather than having to install a garage door on a "work shop"; but Glen Godrey said the work shop was considered a habitable unit and could not be placed on the rear property line without violating the intent of the Code. Mr. Bortvit again stated he would install the garage door. UPON MOTION BY EVANS AND SECOND BY VINCENT, CONDITIONAL EXCEPTION NO. 85-71 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The granting of Conditional Exception No. 85-71 will not be materially detrimental to the public welfare or injurious to property in the same zone classifications. 2. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. 3. Due to a difference in interpretation of Code Section S.9102.41 the property owner had proceeded in "good faith" to prepare working drawings which would meet the intent of the -Code. 4. Site coverage of fifty-one and one-half percent (51-1/2%) will be negligible in a development of this type. CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated September 30, 1985, shall be the approved conceptual layout. 2. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department except:for the maximum site coverage requirement. -7- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 8 3. A garage -door shall be installed on the alley side of they workshop. AYES: Evans, Smith, Vincent NOES: Cranmer, Godfrey ABSENT: None Glen Godfrey asked that the Minutes reflect his "NO" vote was because he felt the motion was improper without correct Findings. CONDITIONAL EXCEPTION NO. 85-74 ADMINISTRATIVE REVIEW -NO. 84-71 (EXTENSION OF TIME) Applicant: Main Office Professional Building Request for a reduction in landscape planter width from'ten feet (101) to eight feet (81) and nine feet (91). Subject property is located on the North side of Kartron-Street approximately 150 feet East of Florida Street. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Glen Godfrey left the room at this time - 2:20 P.M. Staff explained this Administrative -Review and a previous Conditional Exception were approved last year for the same development. The applicant is requesting an Extension of Time for the Administrative Review but the Conditional Exception had to be refiled because no extension can be -granted.. Staff is recommending approval of both requests subject to the same findings and conditions imposed previously Daryl Smith opened the Public Hearing and Robert E. Jarrard was present to represent the applicant. Les Evans asked whether street improvements were in at the -location and Mr. Jarrard said 160 feet of curb and gutter is still required. There was no one else present wishing to speak so the Public Hearing was closed. UPON MOTION BY EVANS AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO. 85-71 AND ADMINISTRATIVE REVIEW NO. 84-71 (EXTENSION OF TIME) WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO-. 85-71: 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 1 -8- 10/30/85 - BZA 1 Minutes, H. B. Board of Zoning Adjustments October 30,-1985 Page 9 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. 85-74 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. Kartron Street is two-thirds (2/3) built with a reduced landscaped planter area. 6. Applicant proposes to install and maintain off -site landscaping adjacent to the front property line. CONDITIONS OF APPROVAL: 1. The site plan dated October 10, 1985, shall be the approved layout. 2. Parkway landscaping at end of Kartron Street shall be maintained. 3. All conditions of Administrative Review No. 84-71 shall be applicable. AYES: Cranmer, NOES: None ABSENT: Godfrey Evans, Smith, Vincent USE PERMIT NO. 85-59 Applicant: Bijan Sassaounian A request to modify a previously approved plan (Use Permit No. 84-80) by adding 2,310 Square Feet of commercial building area, deleting 640 Square Feet from the previous approval, and incorporating an existing car wash site with the commercial center. Subject property is located at 16369 Bolsa Chica Street (West side of Bolsa Chica Street approximately 150 feet North of Heil Avenue). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 10 Glen Godfrey came back to the meeting at this,point - 2:28 P.M. Staff reported this request is primarily to integrate a car wash into.a commercial center. Staff has reviewed the project and has some concerns with the driveway approach. Staff is recommending a reduction from fifty-five feet (551) to a maximum width of thirty feet (301) to'guide traffic through the center and the car wash. There are currently nine (9) compact parking stalls in this area but Staff is recommending eight (8) standard stalls. Les Evans left the meeting at 2:33 P.M. Staff said that, in,addition'to the three foot, (31) wide landscape planter on public property, the applicant should provide'a two'foot (21) wide strip on his own property. There was a discussion about the parking for the original center being approved under the old Code and this present project being considered under the revised Code sections. Also, the fact that the restaurant's peak load operation would begin at approximately the same time the offices would be closing,so reciprocal,parking could -be effected. Les Evans returned to -the meeting - at this time - 2:38 P.M. The Public Hearing,was opened and Richard (Dick) Harlow was present to represent the'applicant....The"discussion continued relative to the number of parking spaces required, and'Mr. Harlow stated the applicant could not live with only fifty percent (50%) of the project for retail use and fifty percent (50%) for offices - that he would want only twenty percent (20%) in offices and the balance for retail use. Mr. Harlow also said they would like to call a portion of the building "storage" area_and,that Century 21,would be occupying another area.. Staff said he was considering the area (designated by Mr. Harlow*as "storage") as retail space, and Staff further added that, when Certificates of Occupancy are issued, the City would then have a form of control over the parking numbers. Glen Godfrey asked if, at the previous approval of the.center, the restaurant's hours of operation _had been.limited, and Scott Hess said "No". Bijan Sassaounian was.present also'and said most of the restaurant's business was after 5:00 P.M. Mr. Godfrey asked about the signage for.the,center and Mr. Sassaounian stated it would be similar in design to the "Clothes Time Center" at Beach Boulevard and Main Street. There was no one else present to speak for or against the project so the Public Hearing was -closed. -10- 10/30/85 - BZA i Minutes, H.';B. Board of Zoning Adjustments October 30, 1985 Page 11 UPON MOTION BY SMITH AND SECOND BY VINCENT, USE PERMIT NO. 85-59 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 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. 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. 4. The majority of the commercial/office uses close by 5:00 P.M.; thereby, allotting more parking spaces to the restaurant which is primarily a dinner restaurant. CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the modifications described herein: a. Removal of southerly most on -site driveway and replace with off -site improvements. b. Reduce driveway approach for car wash to maximum of thirty-five foot (351) width with radius type construction. c. Parking layout as shown on attached layout. d. Handicapped parking spaces as required by State of California. e. Adjacent to the property lines along Bolsa Chica Street and Heil Avenue, minimum three foot (31) wide strip of public right-of-way shall be sawcut, sidewalk removed, and intensified landscaped planter installed to the satisfaction of the Department of Public Works. -11- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 12 f. Adjacent to the property line along Bolsa Chica Street, a two foot (21) wide landscaped strip-on;the_owner's-.side shall be provided for a total landscaped width of five feet (5'). g. Trash enclosure adjacent to the car -wash and shift . Northwest trash enclosure to the West property line. h. One (1) compact space at the Northwest corner.of the. building instead of a standard size. i. Minimum twenty-seven foot (271) driveway at the South end of the main building. j. Maximum 3,200 Square Foot addition with minimum seven (7) parallel- parking spaces at the rear of the building. 2. Prior to issuance of building permits, applicant shall file a parcel map consolidating the lots within Parcel 1 and Parcel 2 of the submitted.legal description into a one (1) or two (2) parcel subdivision. Said'map shall be recorded prior to final inspection. a. The property owner. shall enter into irrevocable reciprocal driveway and parking'easement(s) between the subject site, car wash site, and adjacent properties. A copy of the legal instrument 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 filed with the Department of Development Services prior to the issuance of building permits. 3. Prior to issuance building permits, the applicant shall -of 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. 4. A planned sign program shall -be approved for all signing within the commercial center pursuant to'S. 9760.43 of the Huntington Beach Ordinance.Code. a. All signs shall be made to conform to the Huntington Beach Ordinance Code prior to final occupancy of the building. -12- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 13 b. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. All free-standing signs shall be low -profile, monument -type signs. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 6. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked "NO PARKING". 7. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 8. On -site fire hydrant shall be provided in the rear of the property as specified by the Fire Department. 9. Twenty-five percent (25%) of the retail/commercial building area shall be for office uses only. 10. An automatic fire sprinkler system was discussed and installation may be required in new and existing buildings pursuant to Fire Department regulations. 11. Proposed structures shall be architecturally compatible with existing structures. 12. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 13. Low -volume heads shall be used on all spigots and water faucets. 14. 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. 15. 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. 16. 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, 17. Tf- Foil -type insulation is to he used, a fire retardant type shall be in!,tallE�d as approved by the Building Division. -13- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 14 18. The Board of Zoning Adjustments reserves the right to revoke this Use Permit if any violation -of these conditions of the Huntington Beach Ordinance Code occurs. 19. Prior to demolition of the car wash, the Board shall review the site for integration with the commercial center in terms of additional landscaping, parking, and -circulation. AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None TENTATIVE PARCEL MAP NO. 85-304 Applicant: George Armstr`on A request to consolidate nine (9).lots into two (2) lots. Subject property is located between Jib.Circle and Bolsa Chica Street approximately 756 feet South of Heil Avenue. This request is covered by Categorical Exemption, Class 15, California Environmental Quality Act, 1984. According to Staff's report, the subject property is zoned R-2 and the parcel is vacant.. -However, there are existing apartments on each side of the referenced -parcel: -The Director of Development Services has determined a variance is not required for consolidation of these lots to create two (2) lots of forty-nine foot (491) widths in an R-2 Zone. Staff is recommending approval of this consolidation but not the waiver requested by the applicant. Earl Mazzari was present to-represent.-the.applicant., Mr. Mazzari said they were requesting the consolidation of the nine (9) small lots so they could have entry from Jib Circle instead of from Bolsa Chica Street. Les Evans and•Daryl.Smith-both-stressed the fact the waiver was not being granted. -at this time. In answer to a query by Jim Vincent, Staff explained the Director of Development Services had determined the forty-nine foot.(491)-lots would be legal lots in an R-2 Zone. UPON MOTION BY EVANS AND SECOND BY CRANMER, TENTATIVE PARCEL MAP NO. 85-304 WAS APPROVED, WITH A WAIVER, WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: -- 1. The General Plan has set forth -provisions for this type of land use as well as setting forth objectives for implementation of this type of use. 1 -14-- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 15 2. The property was previously studied for this intensity of land use at the time the land use designation for community business district allowing commercial buildings was placed on the subject property. 3. The size, depth, frontage, street width and other design and improvement features of the proposed consolidation are proposed to be constructed in compliance with standards plans and specifications on file with the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. 4. The Development Services Director has reviewed the Tentative Parcel Map and has determined that a variance is not necessary for consolidation of these lots to create two forty-nine foot (491) wide lots in an R-2 Zone. CONDITIONS OF APPROVAL: 1. The Tentative Parcel Map received byy the Department of Development Services on July 29, 1985, shall be the approved layout (with the amendments as noted thereon). 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. Bolsa Chica Street and Jib Circle shall be dedicated and improved to City standards, if not already done. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 6. Access rights to Bolsa Chica Street shall be dedicated to the City. 7. Any existing curb cuts along Bolsa Chica street shall be replaced with a full curb and sidewalk per Public Works standards. 8. All utilities shall be installed underground at the time said parcel(s) is/are developed. 9. Compliance with all applicable City Ordinances. -15- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 16 10. The flood control channel shall be.fenced to Flood Control. District.standards and City standards.at the -time said: parcel(s) is/are developed. 11. The property shall participate in the local drainage assessment district at the,time.-said parcel(s) is/are-developed.:_(Conta'ct the Department of Public Works for additional information). 12. A copy of the recorded parcel map shall be.filed-with.the Department -of Development.Services. AYES: Cranmer, Evans, Godfrey, Smith, Vincent NOES: None ABSENT: None, REQUEST FOR RECONSIDERATION OF USE'PERMIT NO. 85-62 Applicant: Lucille Harmon Staff explained that the applicant had revised her request and will no longer require a Conditional Exception. The applicant would now like to convert only -the Second Floor of the recreation room to an apartment unit while -retaining the First Floor as a recreation area. She will provide landscaping in the front instead of deleting landscaping, will not -construct the garages, -and the Fire'Department has determined the turning radius will be sufficient.'' Daryl Smith asked if the 'applicant had prepared new drawings -which will now be in accordance with the Code and Staff replied in the affirmative. Jim Vincent called attention--to--the fact one of the tenant was - conducting an illegal operation -(furniture construction) on the premises and this would have to be halted. In addition to other problems, it was creating a ,fire hazard. GODFREY MOVED, SECONDED BY VINCENT, THAT THE REQUEST FOR RECONSIDERATION OF USE PERMIT NO. 85-62 BE APPROVED FOR REHEARING AT THE -REGULAR MEETING OF NOVEMBER=13, 1985. MOTION CARRIED'BY THE FOLLOWING VOTE: AYES: Cranmer, Evans,,Godfrey, Smith, Vincent NOES: None ABSENT: None There was no further business to be brought before the Board. 11 -16- 10/30/85 - BZA Minutes, H. B. Board of Zoning Adjustments October 30, 1985 Page 17 UPON MOTION BY GODFREY AND SECOND BY SMITH, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, NOVEMBER 4, 1985, AT 10:00 A.M., BY THE FOLLOWING VOTE: AYES: Cranmer, Evans, Godfrey, NOES: None ABSENT: None Glen K. Godfrey, Secretary Board of Zoning Adjustments jh (3618d) n Smith, Vincent -17- 10/30/85 - BZA