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HomeMy WebLinkAbout1985-12-04I MINUTES .'.,HUNTINGTON PEACH 'BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, DECEMBER 4, 1985.- 1:30 P.M. BOARD MEMBERS.PRESENT: Cranmer,,Godfrev, Smi-th,,, Patapoff, Poe STAFF MEMBERS PRESENT: Hess,., -Strange-,,. MINUTES:,,,-, UPON MOT -I -ON BY "GODFREY,"AND SECOND 'BY''STRANGE-' 'Mlt'7U-T'ES --.OF THE :MEETING - OF'jNOVEMBER'-i 27""198 5', `-WERE APPROVED AS TRANSCR,IBED.r--'�.BY.-THE'F-OLLOWING --,VOTEL'- AYES: Godfrey, Smith, -.Strange; NOES: None ASSENT: None ABSTAIN: Cranmer, Patapoff,;-Poe MOTE: �: -,-,Mich ' a -Le ' lj,S.trange was -present-at, th-,is,-:R-,E�qull:ar�'m'e'eting to vote on the Minutescof December,.-4:1 1985,.'=­�' REGULAR AGENDA ITEMS: TENTATIVE PA,?C1"1L- MAP, NO., 85,-330 � (Cont., from, 11/13/85 Applicant: Jeanne Merrick ': " -I " : 1 i;' A request to; create ,threea (3), parcels- from- four-(4) 'parcels,. ` Subject- prop.erty-.,is�located--�at,,82-12-.Fotell'e-lDrivd- (South,side 'of Forelle Drive near intersection: of.,. Lisa- ' Lane) This request,,is coyere,d.,by Categorical Exemption*: Clas-s''-,1'5--' Californiia'gnv'i'rolnimental Act,1984'.- Scott Hess rep ,9rte0,this,dtem­had, been 'continued 'f tom :a' previous meetinq-,so,the,ap p1icant.,could:,ob,tain,a --.1etter'of-authorizat`i6n from ; the Hu'ntingto'n".';Viewpoint N.or.th,-Hnmeowner's -Assodi'ati6n- Staff has today given -�the,-,Bqard -members-•,a,-copy,oft-,t,h,at�'l�etter, which outlines the items, -- t1h,e­-'H6m-'e.o,wn,er - s I -_A.ssoci'at:Lcin�:warits�.:accbmpl,i'shed in - connection w,ith --this:.-request. =Staf f ds,'-recommendirig 'apprbval' subject to standard conditions;.,.-of.(apprav a The applicant - Jeanne, Merr-,ick,1. was• present,," and -agreed to the conditions. Minutes, H. B. Board of zoning Adjustments December 4, 1985 Page 2-- Since the letter had not been addressed to Ms. Merrick, Glen Godfrey asked if the applicant for Use Permit No. 85-78 was present and Vincent Vander Burgh, the applicant, introduced himself. Mr. Vander Burgh explained he was purchasing the property and had requested permission from the Homeowners Association to raise the height of the block wall paralleling the property. Bill Patapoff called attention to the fact the letter only referred to Lot 20, and the owner of that lot, Anita Brace, was also present. A general discussion followed relative to the concerns of the Homeowners Association, and Staff pointed out these items had been included in the Use Permit request. UPON MOTION BY POE AND SECOND BY GODFREY, TENTATIVE PARCEL MAP NO. 85-330 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed consolidation of four (4) parcels for purposes of residential use in compliance, with the size and shape of property necessary for that type of development. 2. 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. 3. The property was previously studied for this intensity of land use at the time the land use designation for community business district allowing residential buildings was placed on the subject property. 4. 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. CONDITIONS OF APPROVAL: 1. The Tentative Parcel Map received by the Department of Development Services on October 17, 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. Forelle Drive shall be dedicated to City standards. -2- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December 41 1985 Page 4. Water supply shall be through the City of Huntington Beach's water system -at the'time said-parcel(s) i.s/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. All utilities shall be installed underground at the time said parcel(s) is/are developed. 7. Compliance with all applicable City Ordinances. 8. The property shall participate in the local drainage assessment district at the time said parcel(s) i-s/are developed. (Contact the Department of Public Works for additional information). 10. A copy of the recorded parcel map shall be filed with the Department of Development Services. 11. The property owners --signatory to the map shall submit written approval from the Huntington Viewpoint North Homeowners Association that the three (3) conditions as described in the letter from the Huntington Viewpoint North Homeowners Association dated December 4, 1985, substantially have been net and -that the approval is satisfactory to the Department of Development Services -prior to approval of the Final Map. AYES: Cranmer, Patapoff, Godfrey; Smith, Poe NOES: None ABSENT: None USE PERMIT NO. 85-78 Applicant:- Vincent Vander Burgh A request to improve an adjacent fifteen foot (151) wide vacant parcel for parking and landscaping purposes in conjunction with a twenty-eight (28) unit apartment complex. Subject property is located at 8231 Ellis Avenue (North side of Ellis Avenue approximately two hundred sixty feet (2601) East of Goodwin Lane). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. Staff explained that, as part of Tentative Parcel Map No. 85-330, the apartment owner was asking to improve the fifteen foot (151) wide vacant strip between the apartments and the Huntington Viewpoint North condominium development. Mr. Hess presented photographs of each side of the wall and stated the wall varies in -3- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December-4, 1985 Page 4 • height from four feet (41) to six feet (61). 'The lot is currently zoned R-1 but the applicant will utilize it as R-2.- The applicant would like to increase the height of the wall and increase the parking spaces from sixty (60) to eighty (80). Staff is recommending approval with conditions. Daryl Smith mentioned that the wall belonged to the•Fomeowners Association -and asked that the condition state the wall should be six feet (6' ) high -measured per grade rather 'than per, the., "applicant's side" • He•also pointed•out�the existing wall might not stand the weigh t-of'additional height and engineering studies should be made. Staff also stated the applicant -would have to file a Zone Change request within one (1) year,to.change'the property from R-1 to R-2.• The Public Hearing -was opened,•by Chairman•Smith and the applicant, Vincent Varider,Burgh,'was•present•. Tom Poe explained the need for additional fire hydrants to service the apartment complex and the, additional property, anda-discussion followed concerning the accomplishment of this•and other conditions. Mr. Vander Burgh said he was not sure the project would be feasible since he -would not be gaining as many parking spaces as originally anticipatedf•and he would like a continuance of1his request to determine the overall cost. Jeanne Merrick and Anita Brace•were still•present and agreed with Mr. Vander 'Burgh on the questionable feasibility of the project. There was no one else present to speak•for or•against the project and since the applicant had requested a continuance, the Public Hearing'was left open. UPON MOTION BY PATAPOFF AND SECOND BY•CRANMER•, USE PERMIT NO. 85-78 WAS CONTINUED;,AT-THE REQUEST OF THE•APPLICANT, TO THE MEETING OF DECEMBER 17, 1985, BY THE FOLLOWING VOTE: - AYES: Cranmer,•Godfrey, Smith, Patapoff, Poe CONDITIONAL EXCEPTION NO. 85-81' USE PERMIT NO. 85-74 ' NEGATIVE DECLARATION PTO. 85-71 (Cont. from 11/27/85) Applicant: G. P. Building Enterprises CE REQUEST: To permit private recreational areas in lieu of common recreational open -space. - UP REQUEST: complex. To permit construction of a six (6) unit apartment -4- 12/4/85 - BZA• Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 5 The subject property is located at 17192 Elm Street.(East side of Elm Street approximately two hundred fifty feet (2501) South of Cypress Avenue). These requests are covered by Negative Declaration No. 85-71. According to Staff, the applicant is proposing a six (6) unit apartment complex and is requesting a variance for the required open space to be provided as private patio space for each tenant. Staff has reviewed the project and is recommending approval of all three requests with conditions. Daryl Smith asked about the requirement for the one hundred (100) Cubic Feet of storage space and Scott Hess explained the storage area could be provided inside the unit or in the garage. Staff also mentioned the desirability of extending the mansard roof along all four (4) sides of the building and that one foot (11) along Elm Street would have to be dedicated per Public Works standards. Glen Godfrey asked that Staff contact the Redevelopment Agency for approval of these requests prior to issuance of building permits. The Public Hearing was opened on the Conditional Exception, the Ilse Permit, and the Negative Declaration, and John King was present to represent the applicant. The conditions were reviewed with Mr. King and it was determined the mansard roof would be limited to the front and across two (2) units of the garage. There was no one else present to speak for or against the project so the Public Hearing was closed. UPON MOTION BY PATAPOFF AND SECOND BY GODFREY, NEGATIVE DECLARATION NO. 85-71,_CONDITIONAL EXCEPTION NO. 85-81, AND USE PERMIT 11O. 85-74 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - USE PERMIT: 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. -5- 12/4/85 - BZA Minutes, H. B. Board of -Zoning Adjustments - December 4, 1985 Page 6 3. The proposal.,,:is consistent with the City-'-_s General,Plan of Land Use. FINDINGS F•OR-APPROVAL-- CONDITIONAL EXCEPTION: 1. Because of special circumstances applicable to the subject property regarding, -size, the --strict-appl-,ication,-of, the Zoning Ordinance is,found-to deprive the subject,property of privileges, enjoyed,b,y-.other--pr.operties:in the -vicinity and under,,-identicaI zone - class i•f,ications. - 2. The _granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights:. ;Private -patio: areas are . -more •:beneficial to each unit than a.,common-open space. -area because there are only six (6) units in this project. 3. The granting of - Conditional-Fxcept•ion,.tlo. 85-81-.will not be materially detrimental,,to_,the-public welfare, or injurious to property in the same -zone classifications. 4. The proposal�is..consis,tent,w,ith-the,Ci,ty,'s General Plan of Land Use. CONDITIONS OF,•APPROVAL--CONDITIONAL,EXCEPTION AND USF PFRMIT: 1. The site plan, floor plans, and elevations received and dated October 31,,1985, shall be revised depicting the modifications described herein: a. The mansard roof shall extend along the left side back over two (2) units. b. Provide 100 Cubic Feet)of storage space for each unit. C. Since one foot•(1!) is.required for -dedication on Flm Street, the front setback may need to be modified to conform to the Code. 2. The private -patio -areas shall,include-water, natural gas and electrical outlets. 3. Submit lighting,plan in -;accord with -Si 9320.18 of the Huntington Beach Ordinance Code. 4. Fire access from the rear of the units shall comply with the Uniform Building Code. --6- 12/4/85 - BZA. Minutes, H. B. Board of Zoning Adjustments December 4, 1115 Page 7 5. 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. 6. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 7. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 8. Dedicate one foot (11) on Elm Street and provide all street improvements per Public Works standards. 9. Prior to issuance of building permits, this project shall be subject to review and approval by the Redevelopment Department. 10. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 11. Low -volume heads shall be used on all spigots and water faucets. 12. 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. 13. The struc;;ures 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). 14. 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. -7- 12/4/85 - BZA Minutes, H. B. Board of 'Zoning Adjustments' December 4, 1985 Page 8 AYES: Cranmer', Godfr'ey, Smith, Patap6ff,- 'Poe NOES: None ABSENT: None ADMINISTRATIVE REVIFW NO. 85'48-(Cdnit.'fro'm'11/127/85)' Applicant: Uno,cal/Tufan Ince A request to'-perrnit:-modernization of -an existing service station. Subject &operty-,is located at--1647.1: Volsa=Chida_Stredt (Nor-thwest corner .6f',,'Bols'a-,Chica�iqt?eOt",aridHeil"Avenile) This request is covered by Categorical Exemption, Class California Fnvironmental Quality Act, 1984. -Staff from` JeRe1_'ia'ist *mee i rig g to give the applicant's reprdsentative,_an opportunity to consult his corporate f f 1066 s 1i r`egar ding 't lie' 6xtohsiV6 cohdiEx6fis--ori" , the' h(j `conditions. 'subject proje6t.;_i t," is''?e6o:'m"mefiLng 'a"p­ ive a 'Wodld',-not be one Daryl Smith -'mentioned _,tfiat ddl6t:ibnof-_th6'_,dr*' 'W'*y- ,of the': c6ndiEions,"'inowc- eing,iinPo e Ron Schwab C,6dfr6 y said. -.the applyi,,carit-'ti,ad,-jindid&t'ed t= ttie 1,d9f---"ffi66e1?iig­tha't 'there'-' would.be_'vending!6dchinog'.�,"pr6V idedj6fiAth,&--proper 3. Godfrey stated_-,thesq_1sh6u1d be l4im:Lted-!to!_=thr6e (13)!:s6fe, delrik"madiiines. He mentioned that ITO alcoholic beverages are allowed by Code. UPON MOTION BY'GODFRVY-':AND SEdON5t_BY­ SMI'T141z'izA1jkNfSTP'ATIVE 'REVIEW NO.85-48 WAS APPROVED WITH THE FOLLOWING CONDITIONS; BY -THE FOLLOWING VOTE: CONDITIONS '-OF 7 1. A revised,site plan shall be submitted de.pictinq the m o d i f i c a t i o n s, '-de s ciii i 64E�d` - H _e r 6 "f nr! 1'! t V_ 1 -9 1 f! a Provide three foot (3' ) wide within `'landscrapec3 ,'tripe the public right-of-way adjacent to the .toUthetln'-canopy. b. Six Percent (6%) '_e�_ andscaped. 2., Prior'. --to', as.,:w6n-ce ,6f- IbUi:aldilig -'Jie_HnVe, applicant shall file a parcel map consolidating all lots on­t-h`bi,sub"j_66t property. Said map shall be recorded prior to final inspection. 3. Prior to issuance of building permits, the applicant shall submit*the following plans: =8- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 9- a, Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. b. Rooftop Mechanical Fquipment Plan. Said plan shall .indicate screening of all rooftop -mechanical -equipment and shall. delineate the.type of material proposed to screen said equipment. c. Provide minimum of -five (5) fifteen (15) gallon trees along the West and North property line planters. 4. The development,shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 5. Wheel chair ramp shall be installed at the intersection per Public Works standards. 6. The major identification sign shall be removed or altered to comply with Article 948 within ninety (90) days. 7. All signs shall comply with Articles 948 and 116 of the Huntington Reach Ordinance -code. All free-standing signs shall be low -profile, monument -type signs. 8., Vending machines shall be limited to no more than three (3) at the location. 9. Development shall meet all local and State regulations regarding operation of-all.underground storage tanks. 10. Proposed structures shall be architecturally compatible with existing structures. 11. Street lights shall be provided along Fleil Avenue and Bolsa Chica Street per Public Works standards. 12. Dedication of thirty-two foot (321.) corner radius is required per Public Works Standards. _ , 13. 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. 14. The subject property shall enter into irrevocable reciprocal driveway easement(s) between the subject site and adjacent property. -9- 12/4/85 - PZA Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 10 AYES: Cranmer,,Godfrey,,_Smith, Patapoff; Poe NOES: None-' ABSENT: None CONDITIONAL`.EXCEPTION NO. 85-82 USE PERMIT'NO. 85-82 Applicant: ,Earl Mazzari A request .t o permit; construction. of` a three`; (3 j;unt�apartment complex abutt'n.q,.an;.,arterial highway with a variance for��a ten foot (10') front yard setback in lieu of fifteen feet (15') and to permit one (1) guest, parking_space .on, Jib Circle. Subjeq, property is located on, the ;West .side_ --- of; 'Bolsa Chi`a Street_",betwen ,c„Pearce Street and Heil Avenue. re uestsare; cov . ` ' Catt o' q erec3.;kiy eg rical`Exeinption, Class 1 (L-2), California Fnv'ironmen'tal' Quality Act;``198'4. According to'.St'a"ffh,is-particular propertyr`i"s zoneed R-2 and is currently vacant: `'The appl�icant`.ha's -obtained an approved Tentative Parcel Map ,for, the, forty-nine, foot (49_' ), lots.,, Staff has reviewed the project` and"is- recommendinlg' approval subject to conditions L, .. The Public Hearing was opened- onf:both_-requests and ;the applicant, Earl Mazzari, 'was_prese`nt, _i;Mr:rMasza'ri, said,te•wa`s requesting the on -street parking*' since- it'"had'p`r`eviously`beeh: allowed for other properties in_ the, area. There was no one else present_,wishing,to.speak for or against the project so the; Public Hearing -,was. closed. Bill Patapoff asked if the,surroui'd'ing buildings were triplexes and Staff explained the area, is, zoned: R-2; and. had previously been allowed; however,,. in the ,past, twQ months. an: amendment to the Code had disallowed an , y_:or�-street,_parking,,in these situations. UPON MOTION RY; GODFRFY; AriD,,SECQNDCONDITIONAL _ EXCEPTION NO. 85-82 AND.,USE,=PERMIT ,NO: ,-85-8., WERE,"APPROVED WITH THE FOLI-,OWING FINDINGS AND CONDITIONS, , BY, THE,_FOLLOWING-,, VOTE: FINDINGS FOR APPROVAL: 1. The establishinent,''maintenance and operatlo'n' of the use will not be detrimental'to a. The general welfare` of; persons residing or working in the vicinity; - -10- 12/4/85 - BZA Minutes, H. E. Board of Zoning Adjustments December 4, 1985 Page 11- b. Property and improvements in the vicinity of such use or building. 2. The granting of the conditional exception and 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. Because of special circumstances applicable to the subject property, including size, 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 is forty -nine -feet (491) in width; surrounding properties are sixty-two feet- (62') in width. Portions of the surrounding developments have'a.ten foot (101) front setback and were.allowed;on-street guest parking spaces. 5. The granting of a -conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 6. The granting of Conditional Fxception No. 85-82 and Use Permit No. 85-82 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 dated October 31, 1985, and floor plans and elevations dated November 26, 1985; shall be revised depicting the modifications described herein: a. Inside dimension of garage shall be minimum of eighteen feet wide by nineteen feet deep (18' x 191). 2. 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 an-d shall delineate the type of material proposed to screen said equipment. -11 12/4/85 - BZA Minutes, F. B. Board of Zoning Adjustments December 4 ,_ 1985 .,-Page 12 3. Landscaping shall -,comply with S. 916 ;and-979 'of the 'Funtington Beach',Ordinance .Code. 4. The development shall comply with all applicable provisions of the .Ordinance Code,, Building •Division, and; Fire Department. 5: Natural: gas,,: :water,, -and- electrical 'outlets shall be -provided at each,, pri.vate;,patio area. 6. Driveway, -,-approaches shall be;. a minimum of: twenty .,feet (201) . in width:and_shall be -of radius -type construction. 7. The five :,foot: (5,1.)1 landscape.. easement along ,Bolsa Chica Street shall• b.e Aedicated and: shall: inatch - existing; easements to the North and South. 8. The driveway along Bolsa Chica Street shall be removed and replaced with full curb, gutter and sidewalk to Public Works standards... 9. Proposed structures shall "be architecturally compatible with surroundin,g,:existing,,,structures,:: . 10. Natural. gas shall.-�be, stubbed in••at. the locations of cooking facilities, water heaters, and central heating units. 11. Low -volume -heads shall be used on all spigots and water faucets. 12. 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. 13. 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-petson,experienced in the field of acoustical engineeringi-.with the application for building permit(s). 14. The subject property,,shall enter into-Arrevocable reciprocal driveway-easement(s)-•between-the-subject.site'and adjacent property vhere-the common driveway is proposed. AYES: Cranmer, Godfrey, Sm_ith:Poe „ NOES: Patapoff ABSENT: Norte -12- 12/4/85 - BZA Minutes, R. B. Board of Zoning Adjustments December 4, 1985 Page 13 CONDITIONAL, FXCEPTION NO. 85-83 USE PERMIT NO. 85-81 Applicant_ _George Armstrong A request to permit construction of a three (3) unit apartment complex abutting an arterial highway with a variance for a ten foot (101) front yard setback in lieu of fifteen feet (151) and to permit one (1) guest parking space on Jib Circle. Subject property is located on the West side of Bolsa Chica Street just South of Heil Avenue. These requests are covered by Categorical Exemption, Class 1 (L-2), California Environmental Quality Act, 1984. Staff explained this project was identical to Mr. Mazzari's project, which the Board had just reviewed, with the exception the buildings had been reversed, and Staff was recommending approval with the same conditions except for the condition concerning the driveway. Daryl Smith opened the Public Hearing and Earl Mazzari was present to represent the applicant. Mr. Mazzari agreed to the conditions for George Armstrong, the applicant. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. LLPON MOTION BY GODFREY AND SECOND BY CRANMFR, CONDITIONAL EXCEPTION NO. 85-83 AND USE PERMIT NO. 85-81 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTF: 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. The granting of the conditional exception and 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. -13- 12/4/85 - BZA Minutes, N. B. Board'of "Zoning Adjustments December 4, 1985 Page 14 4. Because 'Vf' special' circumstances-'applic'abTeAo'7 th'e''subj"ect property; including size, location or -surroundings, the strict application of the Zoning Ordinance is found to deprive the sub ject-*�pr-operty �o'f privileges enjoyed by-- t ot'i,er properties in, the v,icini-ty" andf under identical zone" classifications. The property is forty-nine feet (491) in width; surrounding properties.are sixty-two feet (62'-) In width. Portions of the surrounding development have a' tsn foot"' (10_ )-"'front' setback and were allowed on -street guest parking spaces. 5. The grantingi of a! conditional` exception' is 'necessary in order, to preserve the enjoyment of -one or moronsubstantial property rights-.. 6. The granting -of Conditional Fxception Ito: 85=83.and Use Permit No. 85-81 will not'`be- materially'detriinental to the public welfare; or injurious to property in'the'same'zone classifications: CONDITIONS OF APPROVAL --CONDITIONAL-FXCEPTION,AND USE PERMIT: 1. The site plan dated Octobers3l, 1985;`and"floor plans and elevations dated November 26, 1985, shall be revised depicting the modifications described"herein: a. Inside dimension of garage shall be minimum of eighteen feet wi-do by -- nineteen feet' deep (18'' x 191) . 2. Prior to issuance of -building -permits, the applicant shall submit ---the following plans: � ' - a. Landscape and.--irrigation-'plan to'the,Department of Deve'opment 'Ser'vices "and •Public Works for review and approval... : - - . -". " , b. Roof -top Mechanical 'Fquip_me_nt Plan. :Said "plan shall- indicate- scr'e-ening �"df all rooftop mechanical equipment and shall delineate the type of material proposed to screen aid equipment. 3. Landscaping shall comply with S. 916 and 979 of the Huntington Beach Ordinance Code." ' - 4. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and,Fire Department. 5. Natural gas, water, and electrical outlets"shall be provided at each private patio area.. -14- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 15- 6. Driveway approaches shall be a minimum of twenty feet (201) in width and shall be of radius type construction. 7. The five foot (51) landscape easement along Bolsa Chica Street shall be dedicated and shall match existing easements to the North and South. 8. If a driveway along Bolsa Chica exists, it shall be removed and replaced with full curb, gutter and sidewalk to Public Works standards. 9. Proposed structures shall be architecturally compatible with surrounding existing structures. 10. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 11. Low -volume }reads shall be used on all spigots and water faucets. 12. 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. 13. 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). 14. The subject property shall enter into irrevocable reciprocal driveway easement(s) between the subject site and adjacent property where the common driveway is proposed. AYES: Cranmer, Codfrey, Smith, Poe NOES: Patapoff ABSENT: None CONDITIONAL FXCEPTION NO. 85-86 USE PERMIT•NO. 85-76 Applicant`_ Michael Di Meglio A request to construct a detached, second unit to an existing single family residence with nonconforming setbacks and access; and a variance to maintain existing garage access from Detroit Avenue and to allow existing twenty-two foot (221) long driveway to'be credited -15- 12/4/85 - BZA Minutes, P. P. Board-.o.f__. Zoning Adjustments, - December 4, 1985 Page 16 as a; guest pzarking-.space._ ,Subject:,property-;is located at 214- Detroit ;Avenue -I (South: side of_. D(:troit'-,Avenue, approximately 160 feet Fast of Alak,amal. Street)- . These 'requests :are covered =by.-Ca`tegor•ical ,Exemption; Class 1 and Class- 5•, Ca'lifornial.Environmental, Quality,Xct,•�1984 Staff stated,the,,applicant's request-,had:shownt)a,twenty"two foot (221) driveway -but, -.when the submitted plans were checked, they indicated the driveway was only sixteen feet (161) long. This would alter,the,request which was being-presented--to.the Board. The Public Hearing was opened by Chairman Smith and Michael Di Meglio was present. Mr. Di Meglio said he had measured the driveway ;that :morning ;and •.it -was.:22!-6"..;from .the .new, sidewalk to the face of .the .-garage, ,and:,thirty-two, feet , (32') :from --the curb to the garage. Daryl Smith stated the condition could say approval would be based on the driveway actuallyibeing:twenty-two feet (22'') lonq. There was a discussion--r-e'lative `to t1fe necessity for installation of a roll-up.garage-:door,,and--it,was:determined-,to-be needed if the garage setback -�is , greater -than , twerity-,feet ; (20') 'and less than twenty-two feet (221) .. ,.. - . f , , The applicant, agreed to,the: conditions -and, since :there .was no one else present wishing }to speak .regarding..the project, ,Mr. Smith closed the Public Hearing. UPON MOTION BY SMITH AND SECOND=BA.Y,.CODFREY;'CONDITIONAL' FXCEPTION NO. 85-86 AND USE PERMIT NO. 85-76 WERE APPROVED WITH THE FOLLOWING. FINDINGS ..AND .-CON,DI,TIONS,, AY 'THE' FOLLOWING , VU�E::= FINDINGSFORAPPROVAL: 1 . The .establ;ishment,. .maintenance ,and operation of,the use will not be .detrimental-. to: :...... . a. The general welfare of persons-residi'ng''or'working in the vicinity; b. Property and (improvements in: _the;vi-airyi,Ey- 'of, su-ch use or building. 2. The granting of,,the�conditionalt exception- and -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. 1 _,. -16- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 17 4. Because of.special.circumstances applicable to the subject property,.including-location and 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. Other properties.in_the.vicinity have -driveways off Detroit Avenue. 6. The granting of a conditional exception to maintain the existing -driveway off'Detroit Avenue is necessary in order to preserve the enjoyment of one or more substantial property rights. 7. The granting of Conditional Exception No. 85-86 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 8. The granting of this conditional exception shall be based on the provision that the distance between -the garage and the front property line is a minimum of twenty feet (201). CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION AND USE�PERMIT: 1. The site plan, floor plans, and elevations received and dated November 12, 1985 shall be revised depicting the modifications described herein: a. Proper garage setback dimension from front property line. If it is. less than twenty feet (201), it must be referred back to the -Board of Zoning.Adjustments. b. If the garage setback is greater than twenty feet (201) and less than twenty-two feet (221), a roll -up door and electric garage door opener -in front garage must be provided. 2. Prior to issuance of building permits, -applicant shall file a parcel map consolidating the two lots. Said map shall be recorded prior to final inspection. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building,Division, and Fire Department. 4. The alley shall be dedicated and improved per Public Works standards. 5. All street improvements shall be completed per Public'Works standards. 6. Proposed structures shall be architecturally compatible with existing structures. -17- . 12/4/85 - BZA Minutes, F. D. Board of Zoning Adjustments December 4, 1985 Page 18 7. Natural gas s- hal'l 'be• stubbed in' at the'- locations of" cooking facilities, -water heaters, and'central'heating units. 8. Low -volume heads shall'be•used on all spigots and water faucets. 9. All-buiiding'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.,' 10. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth - for'=units thatvlie`-within - the 60 CNEL contourslof'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" pplication' for building permit(s). 11. Prior to issuance of building permits, the property owner shall sign, notarize, and record:with*,the County Recorder a -"Letter of Agreement'assuring, that` no' more- than two -dwelling units shall- be- maintained` of h''the` `subject` property. AYES: Cranmer; Godfrey,- Smith', Patapoff; Poe" NOES: None ABSENT: DTone - ,. ADMINISTRATTVF RFVIFW no. 85=57 J =~• Applicant: Woodtree=Devel'opment�Company A request to establish two (2) model homes and a sales office within a newly constructed residential tract. Subject property is located at 18062 Jolly'- L'ane�`('South 'side=o-f'Talbert=Avenue approximately 750 feet West of Bieach,-' LOulevar'd. _ This request is covered by Categorical Exemption, Class 3, California Fnviron"mental,Quality Xct, 1984. Staff reported the applicant is proposing to establish a model home complex at this location and also utilize the recreation room as a sales office. --This project, -is within the redevelopment area and the Redevelopment Department has concurred with this request. Staff is recommending approval -with --'conditions. The applicant, -George Wood,'was-'present'and-stated that Jolly Lane was a private street • Mr Wood said he-' did not understand the requirement for a bond:but'-St'aff explained -it was a requirement to assure that the temporary'fencing,-planter boxes, etc., would be removed when the models were sold and that the sales office would be =18- 12/4/85 - BZA Minutes, H. B. Board of Zoning Adjustments December 4, 1985 Page 19- returned to its original function of a recreation room. Mr. Wood stated he was quite anxious for approval so people could be moved in by the Christmas season. UPON MOTION BY PATAPOFF AND SECOND BY CRAMMER, ADMINISTRATIVE REVIEW NO. 85-57 WAS APPROVED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The conceptual plot plan dated November 14, 1985, shall be the approved layout. 2. Project identification (Subdivision directional) sign shall comply with Article 976 (Sign Code) of the Huntington Beach Ordinance Code. 3. All roads (including fire access) shall be of hard surface, all weather construction meeting Public Works requirements and installed prior to opening the models. 4. All water lines and fire hydrants ,hall be installed and approved by the fire Department, prior to issuance of permits for any temporary or permanent structures. 5. If applicable, security fencing, gates, locking devices, ingress and egress from streets and parking areas shall be reviewed and approved by the Fire, Police and Development Services Departments prior to issuance of building permits. 6. The office use shall be discontinued within thirty (30) days following sale of the last on -site unit and reverted to a recreation room. A surety bond of $1,000.00 shall be posted with the City for the sales office and for each model home to guarantee compliance with all provisions of the code and the Huntington Beach Building Code. Such model homes shall only serve the tract specified in subject administrative review application. 7. Sales office shall not be converted or expanded into a general business office. 8. Fire lanes, as determined and approved by the Fire Department, shall be posted and signed. AYES: Cranmer, Godfrey, Smith, Patapoff, Poe NOES: None ABSENT: None -19- 12/4/85 - BZA Minutes, F.. B. Board of Zoning Adjustments December 4, 1985 Page 20 There was -no further business to be presented to the Board. - UPON MOTION BY SMITH,_ AND- SECOND BY � POF,. THE REGULAR- MEETING' WAS ADJOURNED- TO A- STUDY,; SESSION ON MONDAY, DECEMBER-- 9,,, 1985.,. AT 10:00 A. M: ��BY; THE> FOLLOWING VOTE_ -, AYES: C`ranmer; Godfrey; 'Smith, 'Patapoff, Poe NOES: None, ABSENT: None Glen K. Godfrey, Secretary -,-.,- Board of Zoning Adjustments Jh -20=- 12/4/85 - PZA