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HomeMy WebLinkAbout1986-01-22MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JANUARY 22, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Cranmer, Crosby, Godfrey, Poe, Smith STAFF MEMBERS PRESENT: Hess, Franklin MINUTES: UPON MOTION BY CRANMER AND SECOND BY SMITH, MINUTES OF THE REGULAR MEETING OF JANUARY 8, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Cranmer, Godfrey, Poe, Smith NOES: None ABSENT: None ABSTAIN: Crosby UPON MOTION BY SMITH AND SECOND BY GODFREY, MINUTES OF THE STUDY SESSION OF JANUARY 6, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Cranmer, Godfrey, Smith NOES: None ABSENT: None ABSTAIN: Crosby, Poe AGENDA ITEMS TO BE CONTINUED: CONDITIONAL EXCEPTION NO. 85-77 ADMINISTRATIVE REVIEW NO. 85-46 Applicant: Stanko/Hart e Staff reported that a letter had been received from the applicants requesting a two -week continuance to the meeting of February 5, 1986. UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 85-77 AND ADMINISTRATIVE REVIEW NO. 85-46 WERE CONTINUED, AT THE APPLICANT'S REQUEST, TO THE MEETING OF FEBRUARY 5, 1986, BY THE FOLLOWING VOTE: AYES: Cranmer, Crosby, Godfrey, Poe, Smith NOES: None ABSENT: None Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 2 REGULAR AGENDA ITEMS: USE PERMIT NO. 85-85 (Cont. from 1/8/86) CONDITIONAL EXCEPTION NO. 86-1 Applicant: Ronald Palmer A request to permit an addition to an existing single family residence with nonconforming open space and a variance to permit fifty-six percent (56%) site coverage in lieu of fifty percent (50%) and a four foot (41) exterior side yard for a garage in•lieu of the required five foot (51). Subject property is located at 1202 Delaware Street (Northeast corner of Lincoln Avenue and Delaware Street). This request is covered by Categorical Exemption, Class 1 (e) (2) and Class 5, California Environmental Quality Act, 1984. Scott Hess reported an existing two-story, single family residence is presently located on this corner property which was built with fifty percent (50%) site coverage and open space at the rear. The applicant is asking to expand the residence by adding a Master Bedroom with sitting room space on the Second Floor and another single -car garage. Staff has reviewed the request and is recommending approval with conditions. One condition is that the applicant submit floor plans of the entire residence before building permits are issued. Upon questioning by Daryl Smith as to whether the applicant would be adding an off-street parking space by enlarging the garage, Staff replied in the affirmative. Chairman Tom Poe opened the Public Hearing on both applications and Ronald Palmer, the applicant, was present. Mr. Palmer said he wished to expand the residence because he now had children and needed the additional space. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY SMITH AND SECOND BY GODFREY, USE PERMIT NO. 85-85 AND CONDITIONAL EXCEPTION NO. 86-1 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 86-1: 1. Because of special circumstances applicable to the subject property, including size, shape, location or surroundings, the strict application of the Zoning Ordinance is found to deprive 1 -2- 1/22/86 - BZA 0 1 Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 3 the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The subject property is a corner lot. 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. 86-1 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. CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 86-1: 1. The site plan, floor plans, and elevations received and dated December ll,. 1985, shall be the approved layout. 2. All conditions of Use Permit No. 85-85 shall be applicable. FINDINGS FOR APPROVAL - USE PERMIT NO. 85-85.: 1. The addition to the single family residence with nonconforming yards 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. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL - USE PERMIT NO. 85-85: 1. The site plan, floor plans, and elevations received and dated December 11, 1985, shall be the approved layout. 2. Prior to the issuance of building permits, the applicant shall submit floor plans of the entire residence. -3- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 4 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department except as noted under Conditional Exception No. 86-1. 4. Proposed structures shall be architecturally compatible with existing structures. 5. Prior to issuance of building permits, the property owner shall sign, notarize, and record with the County Recorder a "Letter of Agreement" assuring that the single family residence will be maintained as one (1) dwelling unit. AYES: Cranmer, Crosby, Godfrey, Poe, Smith NOES: None ABSENT: None COASTAL DEVELOPMENT PERMIT NO. 85-37 USE PERMIT NO. 85-86 Applicant: Boat Launch Plaza Partnership A request to construct a 4,200 Square Foot commercial building within the Coastal Zone. Subject property is located on the North side of Warner Avenue approximately one hundred ninety feet (1901) easterly of Pacific Coast Highway. This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. The Staff member, Robert Franklin, stated this is a request for construction of a retail building in the Coastal Zone. The existing property is vacant and is zoned Highway C-4. The property meets the Code requirements on parking, landscaping, and setbacks, and Staff is recommending approval with conditions. Daryl Smith said that wording should be added to one of the conditions indicating that directional signs should be placed on the property by the applicant at his expense and not at the City's expense. There was a discussion concerning the forty-two inch (42") high wall on the northerly property line, and it was determined the wall should be architecturally compatible with the existing wall and subject to review and approval of the Development Services Department. The Public Hearing was opened on both applications by Tom Poe, Chairman, and Andrew J. Nichols was present to represent the applicant. Ross Cranmer asked about the handicapped parking space and Michael Porto, the Project Engineer, said it would be the same height as the ramp. 1 -4- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 5 Mr. Allen Kephart, Property Manager of the Harbour Pacific Homeowners Association, spoke against the prospect of allowing another liquor related establishment at this particular corner development as there were already four located there and a fifth would be opening soon. Mr. Kephart mentioned the traffic congestion and problems which now exist and felt further liquor sales would create more. Upon questioning by Daryl Smith, the agent replied the applicants do intend to establish a convenience market with beer and wine sales. Glen Godfrey suggested the Board could control the hours of operation of this establishment even though the City's existing ordinances only dealt with alcoholic beverage sales at service stations - even if the Alcoholic Beverage Commission (ABC) did approve sales at this location. He further mentioned the Board should be concerned with noise and traffic problems at this location since it is adjacent to a residential area. Finally, the Board should be concerned with availability of off -premise alcoholic beverage sales at this location when, according to testimony, there are several existing establishments selling alcohol. Daryl Smith said he would move for conditional approval of the Coastal Development Permit and the Use Permit with findings and conditions as revised. This motion was seconded by Ross Cranmer. Glen Godfrey asked the maker of the motion if he would accept amending the motion to include a condition that there be a prohibition on alcoholic beverage sales. Mr. Smith refused to amend his motion. Glen Godfrey then made a motion that an amendment be made to the motion on the floor which would prohibit alcoholic beverage sales at the aforementioned convenience market. Motion died for lack of a second. UPON MOTION BY SMITH AND SECOND BY CRANMER, COASTAL DEVELOPMENT PERMIT NO. 85-37 AND USE PERMIT NO. 85-86 WERE CONDITIONALLY APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 85-37: 1. The proposed commercial project conforms with the plans, Policies, requirements and standards of the Coastal Element of the General Plan. 2. The Coastal Development Permit is consistent with the CZ suffix zoning requirements, the C4 Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. -5- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 6 3. At the,time of occupancy, the proposed commercial project can be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. 4. The proposed commercial project conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. FINDINGS FOR APPROVAL - USE PERMIT NO. 85-86: 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 Use Permit No. 85-86 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. CONDITIONS OF APPROVAL - USE PERMIT NO. 85-86: 1. A revised site plan shall be submitted depicting the modifications described herein: a. Relocate No. 1 parking space to the rear of the property. b. Extend forty-two inch (4211) high block wall on northern property line to Warner Avenue. This portion of the new wall shall be compatible with the existing wall, and shall be subject to review and approval of the Department of Development Services. 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 and shall delineate the type of material proposed to screen said equipment. -6- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 7 3. Special architectural treatment shall be provided on the rear building walls. Such treatment is subject to approval by the Department of Development Services and the Design Review Board.. 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 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. 7. Maximum separation between building wall and property line shall not exceed two inches (211). 8. Driveway approaches on Warner Avenue shall be a minimum of thirty feet (301) in width and shall be of radius type construction: a. Ingress and egress shall be "RIGHT TURN ONLY". b. "RIGHT TURN ONLY" directional signage shall be installed on the applicant's property and maintained by the applicant at his expense. 9. Proposed structures shall be architecturally compatible with existing structures to the West. 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. 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. -7- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 8 14. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 15. The subject property shall enter into irrevocable reciprocal driveway easements (or submit proof of such easements) between the subject site and adjacent properties. 16. Compact spaces shall be so designated by painting the words "COMPACT ONLY" on the surface of each stall. 17. 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. AYES: Cranmer, Crosby, Poe, Smith NOES: Godfrey ABSENT: None Daryl Smith said he wanted the representative of the Homeowners Association to realize that he and the other Board members were not unfeeling about problems generated by liquor sales but they did not feel these sales came under the jurisdiction of the Board of Zoning Adjustments. He also reminded Mr. Kephart of the ten (10) day period for appealing any Board decision. COASTAL DEVELOPMENT PERMIT NO. 85-38 Applicant: Richard L. Anderson A request to construct a 1,237 Square Foot, second story addition to an existing 2,857 Square Foot two-story, single family residence. Subject property is located at 3291 Falkland Circle (North side of Falkland Circle approximately two hundred sixty-five feet (2651) North of Channel Lane). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. According to Scott Hess, this is an existing single family residence of 2,857 Square Feet in size. The applicant is requesting an addition of 1,237 Square Feet for a total of 4,094 Square Feet. The applicant will combine two (2) Bedrooms to make a Master Bedroom and then add two (2) Bedrooms over the garage. This addition does comply with the Coastal Zone and the Huntington Beach Ordinance Code, and there will be forty-seven percent (47%) site coverage. Tom Poe, Chairman, opened the Public Hearing and the applicant, Richard L. Anderson, was present. Mr. Anderson stated he had no questions of the Board. -8- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 9 Charles Akers, 3261 Falkland Circle, said he was a neighbor of the property owner, Stephen Hess. Mr. Akers stated the residence is located on a cul-de-sac and he and other neighbors have been concerned about the amount of traffic and parking problems generated by the Hess residents and/or occupants. Thomas E. Cleland, 3262 Falkland Circle, reiterated Mr. Akers' concerns and said they wanted to be positive the residence remained a single family unit. Upon questioning by Daryl Smith, the applicant replied the owner had adult children and fully intended to retain this as a single family residence. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY SMITH AND SECOND BY CRANMER, COASTAL DEVELOPMENT PERMIT NO. 85-38 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed single family residence conforms with the plans, policies, requirements and standards of the Coastal Element of the General Plan. 2. The Coastal Development Permit is consistent with the CZ suffix zoning requirements, the R1 Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. At the time of occupancy, the proposed single family residence can be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. 4. The proposed single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. An eight foot (81) wide public walkway easement exists abutting the rear of the property that was dedicated at the time of Tract Map approval of the entire subdivision. CONDITIONS OF APPROVAL: 1. The site plan, floor plan, and elevations dated January 7, 1986, shall be the approved layout. 2. The proposed addition shall match the existing development in terms of building materials, colors and architecture. -9- 1/22/86 - BZA Minutes, H. B. Board.of zoning Adjustments January 22, 1986 Page 10 3. The addition shall comply with the Huntington Beach Ordinance Code and Building Code. 4. Prior to the issuance of building permits, the property owner shall sign, notarize, and record with the County Recorder a ",Letter of Agreement" assuring that the single family residence will be maintained as one (1) dwelling unit. AYES: Cranmer, Crosby, Godfrey, Poe, Smith NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 86-1 Applicant: Bent P. Simonsen A request to construct a 4,500 Square Foot industrial building. Subject property is located at 17812 Sampson Lane (Southeast corner of Sampson Lane and Woodwind Drive). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. The Staff member, Robert Franklin, stated the site is currently vacant is zoned M1 for light industrial. The plan presented to the Board meets Code in terms of setbacks; however, Staff has problems with the location of the Edison transformer and the trash enclosure. Daryl Smith expressed concern over the grading variations between properties relative to the landscaping and asked that a condition be added to that effect. This was followed by a discussion as to the location of the Edison transformer. The applicant, Bent P. Simonsen, was present and said the Architect had been of the opinion the parking lot was level but the driveway was inclined when they were locating the trash enclosure on the drawings. Glen Godfrey suggested the trash enclosure should be architecturally compatible with the building and Robert Franklin recommended self -closing doors for the enclosure. UPON MOTION BY SMITH AND SECOND BY GODFREY, ADMINISTRATIVE REVIEW NO. 86-1 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated January 2, 1986, shall be the approved layout. -10- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 11 2. The trash enclosure, with self -closing doors, shall be architecturally compatible, with the same exterior treatment as the main structure. 3. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plans depicting grade variations between properties shall be submitted 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. Landscaping shall comply with Article 979 of the Huntington Beach Ordinance Code. 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 (211). 7. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 8. The vehicle turnaround area shall be diagonally striped. 9. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 10. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 11. All signs shall comply with Articles 976 of the Huntington Beach Ordinance Code. 12. Building colors shall be depicted on the elevations and subject to review and approval by the Development Services Department. 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. -11- 1/22/86 - BZA Minutes, H. B. Board of Zoning Adjustments January 22, 1986 Page 12 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. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 18. The applicant shall submit to the Department of Development Services a plan for review and approval indicating the location of Edison transformer(s) that are necessary for the building. a. It shall be located outside of the front and exterior side yard setbacks, if possible, and shall be fully screened from public visibility. 19. Any electrical panels shall be screened from public visibility. AYES: Cranmer, Crosby, Godfrey, Poe, Smith NOES: None ABSENT: None There was no further business to be presented to the Board for review. UPON MOTION BY GODFREY AND SECOND BY POE, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, JANUARY 27, 1986, AT 10:00 A.M., BY THE FOLLOWING VOTE: AYES: Cranmer, Crosby, Godfrey, Poe, Smith NOES: None ABSENT: None Glen K. Godfrey, Secretary Board of Zoning Adjustments GKG:jh (4170d) -12- 1/22/86 - BZA