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HomeMy WebLinkAbout1986-01-29MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, JANUARY 29, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Strange, Smith, Poe STAFF MEMBERS PRESENT: Hess, MINUTES: UPON MOTION BY GODFREY AND SECOND BY CRANMER, MINUTES OF THE'REGULAR MEETING OF JANUARY 15, 1986, WERE CONTINUED TO THE MEETING OF FEBRUARY 5, 1985 FOR LACK OF VOTING MEMBERS, BY THE FOLLOWING VOTE: AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer i REGULAR AGENDA ITEMS: I RECONSIDERATION OF CONDITIONAL EXCEPTION NO. 85-96 in conjunction with RECONSIDERATION OF ADMINISTRATIVE REVIEW NO. 85-55 ( Applicant: L & M Investment Company i j A request to construct a 1,700 Square Foot restaurant addition with a variance to maintain existing 2'-8" wide planter along Brookhurst Street and Adams Avenue. Subject property is located at 19881 Brookhurst Street (Northwest corner of Adams Avenue and Brookhurst Street) i This request is covered by Categorical Fxemption, Status: Class 1 and Class 5, California Environmental Quality Act, 1984 i Scott Hess reported that this project had previously been denied by i the Board because of insufficient parking. Staff has recounted the parking spaces and has determined that they have 638 spaces on site as indicated on the plan that was approved in 1983. Another concern 4 was -regarding a parking management program on site. He reported that the applicant had submitted a letter which indicates that all Y i Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 2 employees will park on the perimeter of the site and they will restripe to add compact parking stalls. Revised plans had been submitted which pick up the additional five parking spaces that is required. Staff recommended approval with conditions. Tom Poe, of the Fire Department, added a condition that driveways be modified to comply with the Fire Department standards. Mr. Evans suggested that three parking spaces be removed to allow stacking of automobiles to turn on Adams. Daryl Smith asked if there is something in the Code that allows applicants reasonable time to remove or replace non conforming signs. Staff responded that the applicant is required to modify the signs within 90 days to comply with the Code. The public hearing was opened and Mark Sork, the applicant, was present. He stated that he agreed with all the conditions except the modification of the signs. He stated that all the signs were under sign review in 1983 and 1984 and were considered appropriate, therefore, it would not be fair to come back and require the signs be lowered or stop rotating. He also requested that the trash enclosure be fenced with chain link instead of block wall. There were no other persons present to speak for or against the project and the public hearing was closed. Les Evans stated that he would be abstaining from voting as a lot of negotiations had taken place that he was not aware of. Daryl Smith asked staff if there is something in the Code establishing an ability for a business to appreciate out signs over a period of time. Staff responded there is an amortization period if the applicant is changing the face of the sign then it can be extended for a period of two years. Daryl Smith asked how many sign issues were involved. Staff responded there were three free standing signs and two rotating signs. The requirement would be to reduce the size of the two signs on Brookhurst and reduce the 50 foot sign on Adams. Mark Sork, the applicant, stated that in 1983 there was no criteria for the signs, plans were submitted and were approved. He said that the signs should not be an issue at this time. (4156d) -2- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 3 ON MOTION BY SMITH AND SECOND BY POE TO RECONSIDER CONDITIONAL EXCEPTION NO. 85-96 AND ADMINISTRATIVE -REVIEW NO. 85-55, BY THE FOLLOWING VOTE: AYES: Strange, Poe, Smith NOES: None ABSENT: Cranmer ABSTAIN: Evans Scott Hess suggested that the applicant be given two years to comply with the Code -on the signs because of the number of signs and minor addition to the building. - Daryl Smith stated agreement with staff. ON MOTION BY SMITH AND SECOND POE TO APPROVE CONDITIONAL EXCEPTION NO. 85-96 AND ADMINISTRATIVE REVIEW NO. 85-55 WITH FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL -CONDITIONAL EXCEPTION NO. 85-96: 1. Because of special circumstances applicable to the subject property, including size, shape, and location 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 site currently has 6.15% of landscaping and, in addition to the 218" wide planter along Brookhurst and Adams, there is a low garden wall which further screens the parking area. 2. The granting of this conditional exception is necessary in order to preserve the enjoyment of -one or more substantial property rights. 3. The granting of Conditional Exception No. 85-96 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. 85-96 1. A revised site plan shall be submitted depicting the modifications described in Condition 1 of the conditions of approval for Administrative Review 85-55. 2. All conditions of Administrative Review No. 85-55 shall be applicable. (4156d) -3- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page '4 - CONDITIONS OF APPROVAL ADMINISTRATIVE REVIEW 85-55 1. A revised site plan shall be submitted depicting the modifications described herein: a. Indicate compact parking spaces along perimeter of the site b. Provide 643 parking spaces. C. Aisleways shall be minimum 20' adjacent to the new retail space at the northeast corner of the site. d. Delete (five) 5 parallel spaces at the northeast corner of the site along Brookhurst. e. A minimum of 8 handicapped parking spaces, minimum 14 foot in width. f. Delete four (4) southerly parking stalls adjacent to Polly's Restaurant. g. North elevation of the new retail space shall not have any doors unless required by the Fire Department; and shall include a 36" high block wall base. h. Indicate planter areas i. Modify the slight jog in the main driveway aisle adjacent to the buildings to comply with Fire Department Standard No. 401. 2. A parking management plan shall be submitted indicating employee parking around the perimeter of the site. 3. .The building addition shall comply with Article 969.6 .regarding floodplain standards. 4. A planned sign program shall be submitted prior, to the issuance of building permits and approved, for all signing within the commercial center pursuant to S. 9760.43 of the Huntington Beach Ordinance Code. All new signs shall comply with the Planned Sign Program. 4 a. The major identification signs shall be removed or altered to comply with Article•976 within two years. Rotating signs are prohibited. 5. The development shall comply with all applicable provisions of the -Ordinance Code, Building Division, and Fire Department except as noted in Conditional Exception No. 85-96. 6. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 7. The westerly driveway approach along Adams shall be designated right-hand-turn,only for exiting. (4156d) -4- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 5 8. All driveway approaches less than 27' in width shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 9. The metal posts in the driveway along the north side of the new retail space shall be removed. 10. Proposed structures shall be architecturally compatible with existing structures. 11. All trash areas shall be fully enclosed with chain link fencing with redwood slats and a matching gate. 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 offsite facility equipped to handle them. 15. The subject property shall enter into irrevocable reciprocal driveway and parking easement(s) between the subject site and corner parcel if corner parcel is ever owned separately. AYES: Strange, Smith, Poe NOES: None ABSENT:- Cranmer ABSTAIN: Evans MOTION --PASSED CONDITIONAL EXCEPTION NO. 86-2 Applicant: Edward and Carme a Rugel A request to permit a 3 foot exterior side yard in lieu of 5 feet and a 10 foot wide parking space adjacent to a fence in lieu of-12 feet. Subject property is located at 302 Ninth Street (Northeast corner.of Ninth Street and Olive Avenue) This request is covered by Categorical Exemption, Class 5,' California Environmental Quality Act, 1984. Scott Hess reported that the -site is currently vacant. The applicant is proposing to construct a four bedroom home with an attached two bedroom apartment in the back with a four car garage on a fifty foot wide lot. Staff recommended approval with findings and conditions. (4156d) -5- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 6 Tom Poe said the Fire Department would require automatic sprinkler system or one hour fire wall to protect the residents from the oil production that is next door. The public hearing was opened and Edward Rugel was present. Mr. Rugel stated that he agreed to all the conditions. Robert Proke, the adjacent property owner addressed the Board. He stated concern that the three foot set back would create a blind corner on Olive. He requested that a block wall be constructed prior to construction to minimize workers coming on his property. Eric Mossman, the architect, stated that they were in the process of_ obtaining a block wall permit before the construction proceeds any farther. There were no other persons to speak for or against the project and the public hearing was closed. ON MOTION BY SMITH AND SECOND BY STRANGE TO APPROVE CONDITIONAL EXCEPTION NO. 86-2 WITH FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 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 the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The parcel is a corner lot -and 50' in width. 2. The granting of this conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. A 3' sideyard setback for the garage is consistent with development standards for a 25' wide lot. 3._ The granting of Conditional Exception No. 86-2 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. A 10' wide parking space abutting two walls is adequate for a single family residential guest parking space. 4. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. (4156d) -6- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 7 5. A portion of the house contains a side yard setback of 23' which provides a more aesthetically pleasing structure and reduces the bulkiness of a typical single unit development on a 25' wide lot. CONDITIONS OF APPROVAL 1. A revised site plan shall be submitted depicting the modifications described herein: a. A separate front entrance gate and walkway along the north side of the property to the rear unit. b. Trash area. C. Dimensioned open space area d. The art room shall have a wall open more than 50% to the abutting family room. 2. Prior to final of building permits, applicant shall record Parcel Map 85-443 or a waiver approved by the Board of Zoning Adjustments. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 4. An automatic sprinkler system or one hour fire wall shall be provided along the north building side per the.Fire Department Standards. 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 two dwelling units only. AYES: Strange, Smith, Poe NOES: Evans ABSENT: Cranmer ABSTAIN: None MOTION PASSED TENTATIVE PARCEL MAP NO. 85-443 (W) Applicant: Edward Rugel A request to consolidate two (2) lots into one (1) and waiver of Final Map. The subject property is located at 302 Ninth'Street (northeast corner of Ninth Street and Olive Avenue). (4156d) -7- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 8 This request is covered.by Categorical Exemption, Class 5, California Environmental- Quality Act," 1984. Staff recommended approval with the added condition that prior to the Waiver of the Final Map the alley dedication and the corner cut off shall be made-. The applicant was present and indicated that he was aware of the conditions and agreed with them. - Les Evans, City Engineer, said that technically the Waiver could not be'approved without alley --dedication. ON MOTION BY POE AND SECOND BY EVANS TO CONTINUE AT THE APPLICANT'S REQUEST TO FEBRUARY 5,_.1986, BY THE FOLLOWING VOTE AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: None MOTION PASSED - COASTAL DEVELOPMENT PERMIT NO. 86-1 Applicant: George Kay A request to-add-1,604"Square-Feet to an existing 3,487 Square Foot, two-story residence. Subject property is located at 16632 Coral Cay Lane -(East side of Coral-Cay Lane approximately 100 feet North of Bayside Lane) This request is covered by Categorical Exemption, Class 1., - California Environmental Quality Act, 1984. Staff recommended approval with findings and conditions. The public-hearing"was-opened-and George Kay was present. Mr. Kay stated that he agreed -with the conditions. There were no other persons present to speak for or against the project and the public hearing was closed. Mike Strange-a_sked staff if the building complies -with Code regarding building height. Staff responded that it did. ON MOTION BY EVANS AND' -SECOND -BY -SMITH TO APPROVE COASTAL DEVELOPMENT PERMIT NO. 86-1" WITH FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: ■ (4156d) -8- BZA 1-29-86 Minutes, H. B..Board of Zoning Adjustments January 29, 1986 Page 9 FINDINGS FOR APPROVAL: 1. The proposed single family residential addition conforms with the plans, policies, requirements and standards of the Coastal -Land Use Plan. 2. The proposed addition is consistent with the CZ suffix, the base zoning district or specific plan as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. 3. The proposed addition can be provided with the infrastructure in a manner that is consistent with Coastal -Land Use Plan. 4. The proposed addition conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. CONDITIONS OF APPROVAL: 1. The site plan, floor plan and elevations dated January 14, 1986 shall be the approved layout. 2. The development shall comply with all aspects of the Ordinance Code, Building Code and Public Works requirements. AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: None MOTION PASSED Administrative Review No. 86-4 in 'conjunction with Use Permit No 86-1 and Lot Line Adjustment No. 86-1 Applicant: Kaiser Development Company A request to construct a three level, 234 space parking structure. The subject property is located on the South side of Bolsa Avenue approximately 400 feet west of Springdale Street. This request is covered by Negative Declaration No. 80-54. Staff reported that the applicant had submitted revised plans of the parking structure just prior to the meeting. Mr. Tom Waller of Kaiser Development and Joe Hartge, the architect, presented the new plans which were reviewed by the Board. They indicated that the temporary lot would be gravel and would be used for a period of six months. (4156d) -9- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 10 Staff advised the Board that the use permit was advertised to the abutting property and that the change in location would require re -advertising. Staff recommended continuance to allow time to advertise. Daryl Smith requested that staff come back with a master plan for circulation. ON MOTION BY SMITH AND SECOND BY POE TO CONTINUE TO THE MEETING OF FEBRUARY 121. 1986, BY -THE -FOLLOWING VOTE: AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: None MOTION PASSED Tentative Parcel Map.No.85-275 (W) Applicant: William Goodman To consolidate two (2) parcels into one (1) and Waiver of Final Map. Subject property is located -at 17042 Palmdale -Street (Northeast corner of -Cain and Palmdale Street). This request -is covered -by Categorical Exemption, -,Class 5, California Environmental -Quality -Act., 1984. = Staff reported that there were some deficiencies in the plan and would prefer to have a revised -plan corrected to mee_t-the- requirements oL the Public'Works-Department Staff reported -that the applicant -requested -a -revised plan; therefore, would-recommend"a one week continuance so that a 20-foot corner radius could be shown on the map.. ON MOTION BY SMITH AND SECOND BY POE TO CONTINUE TO THE MEETING OF FEBRUARY 5, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Strange, Smith, Poe NOES: None ABSENT:- Cranmer ABSTAIN: None MOTION PASSED_--_- (4156d) -10- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 11 Tentative Parcel Map No. 85-470 Applicant: Delma Corporation To consolidate two (2) lots into one (1). Subject property is located at 18700 Florida Street approximately 950 feet North of Garfield Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff reported that the applicant received approval to build a structure on the two parcels and as a condition -they were required to submit a tentative parcel map to consolidate the two lots. Staff recommended approval with conditions. Bob Vatcher of Delma Corporation agreed to the conditions. He asked why a waiver could not be included in the request. Les Evans advised that the tentative map could be approved and when the improvements were made they could submit a letter to waive the final map. ON MOTION BY EVANS AND SECOND BY SMITH TO CONDITIONALLY APPROVE TENTATIVE PARCEL MAP NO. 85-470, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed consolidation of two (2) parcels into one (1) 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 residential 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. (4156d) -11- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 12 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Tentative Parcel Map received by the Department of Development Services on January-16, 1986, 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. Florida Street shall be dedicated to City standards. 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. 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) is/are developed. (Contact the Department of Public Works for additional information). 9. A copy of the recorded parcel map shall be filed with the Department of_- Development_".Services.__:_ :. -- AYES: Evans,.'Stran e, _ Smith_ ,_ _Poe NOES: None ABSENT: Cranmer - - ABSTAIN: None MOTION PASSED Tentative Parcel Map No. 86-103-- David P. Oddo A request to consolidate -three (3) parcels into one (1) and Waiver of the Final Map. Subject property is located at 902 Main Street (Northeast corner of main Street and Tenth Street). _ (4156d) -12- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 13 This request is covered by Categorical Exemption, Calss 5, California Environmental Quality Act, 1984. Staff recommended approval of the tentative parcel map; however, a 2 1/2 foot alley dedication would be required prior to Waiver of the Final Map and a 20 foot corner radius must be shown on the map. Staff recommended a one week continuance to allow the applicant time to take care of the above items. ON MOTION BY SMITH AND SECOND BY POE TO CONTINUE TO THE MEETING OF FEBRUARY 5, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: None MOTION PASSED Tentative Parcel Map No. 86-106 W Applicant: Unocal A request to consolidate several lots into one and Waiver of the Final Map. Subject property is located at 16471 Bolsa Chica Street (Northeast corner of Heil and Bolsa Chica Street). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1984. Staff reported that the lot consolidation was a requirement under a previous entitlement. There is one requirement prior to Waiver of the Final Map to dedicate a 32 foot corner radius. Staff advised the applicant to work with Public Works department for the dedication. ON MOTION BY POE AND SECOND BY SMITH TO TABLE TENTATIVE PARCEL MAP NO. 86-106 W AT THE APPLICANT'S REQUEST, BY THE FOLLOWING VOTE: AYES: Evans, Strange, Smith, Poe NOES: None ABSENT: Cranmer ABSTAIN: None MOTION PASSED (4156d) -13- BZA 1-29-86 Minutes, H. B. Board of Zoning Adjustments January 29, 1986 Page 14 ON MOTION BY EVANS AND SECOND_ BY POE THE REGULAR MEETING WAS ADJOURNED TO -A STUDY--SESSION-ON MONDAY, FEBRUARY 3, 1986, AT 10:00 A.M., BY THE FOLLOWING"VOTE: len K. Godfrey ecretary, Board of Zoning Adjustments jr rJ (4156d) -14- BZA 1-29-86