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HomeMy WebLinkAbout1986-03-19MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MARCH 19, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Krejci, Sampson, Smith, Strange STAFF MEMBERS PRESENT: Hess, Franklin MINUTES: Minutes of the Regular Meeting of March 12, 1986 MINUTES WERE NOT READY FOR APPROVAL AGENDA ITEMS TO BE CONTINUED: ADMINISTRATIVE REVIEW NO. 86-10 ADMINISTRATIVE REVIEW NO. 86-11 ADMINISTRATIVE REVIEW NO. 86-12 TENTATIVE PARCEL MAP NO. 86-125 Applicant: Kaiser Development Company Staff reported a letter had been received from Kaiser Development Company requesting continuance of their project to the Board of Zoning Adjustments meeting of April 2, 1986. UPON MOTION BY SMITH AND SECOND BY STRANGE, ADMINISTRATIVE REVIEW NO. 86-10, ADMINISTRATIVE REVIEW NO. 86-11, ADMINISTRATIVE REVIEW NO. 86-12, AND TENTATIVE PARCEL MAP NO. 86-125 WERE CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF APRIL 2, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 86-11 Applicant: James F. and A. Stephnie Isom A request to permit reduction in from twenty feet (201) to fifteen located at 18342 Delaware Street approximately one hundred eighty the minimum open space dimension feet (151). Subject property is (East side of Delaware Street feet (1801) South of Ontario Drive). This request is covered by Categorical Exemption, Class 5 (a), California Environmental Quality Act, 1984. Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 2 Scott Hess stated this request is for a reduction in the open space dimensions from twenty feet (201) to fifteen feet (15'). Staff has reviewed the request and does not find a land -related hardship. The lot is sixty feet by one hundred two feet (60' x 1021) in size and is the same basic size as others in the area. Staff did research the tract and did not find any other variances. Staff is recommending denial of the request but has also attached Conditions of Approval if the Board so desires. After questioning by Les Evans, Staff explained the variance was necessary because a minimum width of twenty feet (20') was required for the open space area. Staff further stated the applicant was proposing addition of a Family Room and a large Bedroom with an attached Bathroom. The Public Hearing was opened by Les Evans, Acting Chairman, and the applicants, James F. and A. Stephnie Isom, were both present. Mrs. Isom said the addition was needed because her aged parents were coming to live with them who required specialized bedding and an oxygen concentrator. She also explained she and Mr. Isom still had children at home and they would like to have the Family Room for their activities. Alternatives were suggested to Mrs. Isom such as extending the house towards the front instead of the rear; however, she stated such a plan would be impractical and would reduce the size of the Master Bedroom. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith stated the land -related hardship was the fact the residence had a side entry garage and was built with a twenty-one foot (211) setback rather than the usual ten foot (101) setback. If the house had originally been set further forward on the lot, the applicants could have built the addition in the rear without a variance. Michael Strange said he would be voting against the project because there were alternatives available to the applicants within the confines of the Zoning Code. UPON MOTION BY SMITH AND SECOND BY SAMPSON, CONDITIONAL EXCEPTION NO. 86-11 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. Granting of reduction in open space minimum dimension and minimum open space area will not reduce the required total open space area (900 Square Feet). 72- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 3 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the Zoning Ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. 3. The granting of a conditional exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of Conditional Exception No. 86-11 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the modifications described herein: a. Properly dimensioned site plan b. Dimensions of room addition c. Elevations of the proposed addition 2. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 3. Proposed structures shall be architecturally compatible with existing structures. AYES: Evans, Krejci, Sampson, Smith NOES: Strange ABSENT: None USE PERMIT NO. 86-11 Applicant: The Braun Corporation A request to permit minor vehicle modifications for installation of handicap lifts and spray paint booth for painting parts. Subject property is located at 15371 Graham Street (Southwest corner of Graham Street and Research Drive). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. -3- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 4 Staff reported the property is zoned M1A and there is currently an industrial building on the lot. The applicant has been utilizing the building for installing handicap ramps and lifts, and they are now asking for a spray paint booth for painting these vehicles. Staff is recommending approval of the request with conditions. Upon questioning by Les Evans, Staff reiterated the painting would not be for general repair work but only on vehicles modified for use by the handicapped. Dennis Krejci asked,if there would be any welding done on the premises. The Public Hearing was opened and Ed Kenchurski was present to speak for the applicant. Mr. Kenchurski,said,there would be some welding required in the modifications to the vehicles and they would not be doing full vehicle painting only what was necessary to cover the repairs and modifications. Scott Blanchard was present to represent Spray King in their portion of the project. Mr. Blanchard stated the Fire Department had informed them it would be necessary to obtain approval for the spray booth. The Public Hearing was closed as there was no one else present wishing to speak for or against the project. Daryl Smith stated he would like to have an additional condition indicating the.proposed use is for modifying vehicles only and not for general auto body type work. UPON MOTION BY SMITH AND SECOND BY EVANS, USE PERMIT,NO. 86-11 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. 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. -4- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 5 4. The use is for minor body work and painting which is only related to modifications to the vehicles. CONDITIONS OF APPROVAL 1. The site plan, floor plans, and elevations received and dated February 28, 1986, shall be the approved layout. 2. The spray paint booth shall be located within the building. 3. The use of the spray paint booth shall be limited to painting automobile parts and mechanical parts only; painting entire vehicles is strictly prohibited. 4. The proposed use is for modifying vehicles only and is not for general auto body type wor . 5. The spray paint booth and use shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 6. There shall be no outside storage of vehicles, vehicle parts, equipment or trailers. 7. All repair work, painting, and minor body work shall be conducted wholly within the building. 8. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 9. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. AYES: Evans, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None ADMINISTRATIVE REVIEW NO. 86-14 S R W ENTERPRISES/Anthony J. Natali A request to construct an industrial building to be located at 18042 Gothard Street (East side of Gothard Street between Talbert Avenue and Harriman Avenue). This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. -5- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 6 According to Staff, the industrial building will be located at the Southeast corner of Talbert Avenue and Gothard Street. The property is zoned M1-CD and is in the area of the Civic District Zone which necessitates submittal to the Design Review Board for review. More than fifty percent (50%) of the building will be devoted to warehouse use which reduces the parking requirements. Staff is recommending access off Harriman Avenue rather than Gothard Street, a fifteen foot (15') setback along Talbert Avenue, and a fifteen foot (151) wide landscape planter along,Gothard Street. -The Design Review Board has made recommendations for architectural changes on the elevations. Daryl Smith reminded Staff that initially the applicant's proposal was for a ten foot (101-) radius around the -building and now Staff was recommending fifteen feet which was a substantial increase. Mr. Hess explained that Public Works was not requiring full dedication for Harriman Avenue. There was also a discussion regarding changes in the parking configuration and number of required parking spaces. Anthony Natali was present to represent S R W ENTERPRISES and himself. Les Evans suggested that Mr. Natali be allowed to review the changes Staff had recommended. Michael Strange stated the fifteen foot (151) setback would give a much more pleasing appearance to the project, but Mr. Natali thought it would be too restrictive... • 1 UPON MOTION BY SMITH AND SECOND BY EVANS, ADMINISTRATIVE REVIEW NO. 86-14 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated February 11, 1986, shall be revised and submitted depicting the modifications described herein: a. Fifteen foot (15') wide landscaped planter along Gothard Street adjacent to the parking area. b. Relocate driveway to Harriman Street and delete driveway off Gothard Street. c. Provide fourteen (14) parking spaces on the premises. 2. Prior to issuance of building permits, applicant shall file a parcel map consolidating all the lots. Said map shall be recorded prior to final inspection. -6- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 7 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. 4. Landscaping shall comply with Article 979.5 of the Huntington Beach Ordinance Code. a. Berming shall be provided along the street facing landscaped planters. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 6. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and shall be of radius type construction. 7. The electric transformers shall not be located in any setback area and shall be screened from public visibility. 8. Revised elevations shall be submitted depicting the following: a. North building elevation modified by an inset window and enhanced landscaping which includes twenty-four inch (240) box trees. b. The northwesterly corner elevation modified to include either a window inset or wall cutout, along with enhanced landscaping at the corner. c. The East building elevation shall have the same banding treatment along the top part of the wall such as found on the other elevations. 9. All street improvements shall be constructed per Public Works standards. 10. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. All free-standing signs shall be low -profile, monument -type signs. -7- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 8 11. A covenant shall be recorded guaranteeing the warehouse area will not be converted, remodeled or changed to a non -warehouse use unless the number of spaces otherwise required by the City of Huntington Beach are secured and provided prior to such change. This covenant must be reviewed and approved by the City Attorney and Development Services Department as to form and content, and:must be recorded prior to final occupancy of the building. 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. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. AYES: Evans, Krejci, Sampson, Smith NOES: Strange• ABSENT: None ADMINISTRATIVE REVIEW NO. 86-17 Applicant: E1.Pollo Loco, Inc. A request to permit a drive-thru restaurant. Subject property is located on the East side of Golden West Street approximately three hundred twenty feet (3201) North of Warner Avenue. This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1984. Staff indicated the subject property is currently zoned C2 and is located within a master planned shopping center which also has a drive-thru bank. Staff is concerned with stacking of automobiles in the drive-thru line, the architectural design of this proposed restaurant building, and deficiency in parking for the center. Staff did point out that, even though there was a shortage of thirty-two (32) parking spaces, the Board could allow this based on joint use parking. -8- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 9 Michael Strange asked if the applicant was aware that Staff was recommending closure of one driveway on Golden West Street, and Staff replied in the affirmative. There was a discussion between Staff and the Board members relative to Staff's concerns. Jeff Jones was present to represent the applicant and Mr. Jones stated he had a problem with the suggested materials for the exterior of the building. He reminded the Board their company had a color theme which was used throughout the entire area but they had attempted to modify it to more closely resemble the architectural pattern of the existing shopping center. Joseph Walthour read a letter from Business Properties which he asked be entered into record. It is as follows: "BUSINESS PROPERTIES 17631 FITCH P. 0. BOX 19586 IRVINE, CALIFORNIA 92713-9586 March 18, 1986 The Board of Zoning Administrators THE CITY OF HUNTINGTON BEACH Re: Albertsons/Sav-On/Bank of Westminster/Ross Store Golden West & Warner, Huntington Beach, CA Gentlemen: We were advised by telephone today by a representative of E1 Pollo Loco that the City was considering requesting the closure of the driveway south of Building Area K as shown on the attached plan. The closure of this driveway is not possible and should not be considered for the following reasons: 1. When the Center was initially planned, the driveway locations, size, throating, median breaks, etc., were all addressed in a traffic study required of us. 2. The driveway locations and access plan was approved by Albertsons, Sav-On, Bank of Westminster and the Developer. The driveways and access plan were a material inducement to each of these parties joining this center and was a material consideration to Ross Stores, Trak Auto, E1 Pollo Loco and many other tenants joining the center. Our driveways also have a material affect (sic) on the "Landis Property" who was an owner/participant in the redevelopment process. -9- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 10 3. The subject driveway is a right turn in and right turn out only and allows north bound traffic to enter the center before the main driveway where south bound people are turning left across the median and a potential conflict could exist. 4. In order to close the driveway, approval would be required from nine (9) different signatories to the Protective Conditions, Restrictions and Grants of Easements which include Albertsons, Sav-On, Ross Stores, Bank of Westminster, Huntington Beach Associates, etc. It would also require approval of many of the tenants in the center and the various lenders. We do not believe that all these approvals could be obtained. 5. Your request to close the driveway to allow E1 Pollo Loco does not seem fair since their impact upon this end of the center will be minimal especially since they have a drive-thru and since they have less building area than originally approved. Please,consider all of the above in your review of the E1 Pollo Loco application. E1 Pollo Loco has designed a special building for this site with matching architecture and would be an asset to the Center and the City of Huntington Beach. Very truly yours, /s/ James A. Christensen James A. Christensen General Partner JAC:lma Attachment" Mr. Walthour also presented a copy of the Traffic Study referred to in Mr. Christensen's letter. A lengthy discussion followed concerning the stacking of automobiles at the order board and pick-up counter of the drive-thru restaurant, and it wa•s basically determined the project would be unworkable as presented. The applicant's representatives decided they would prefer to continue the project to a later meeting to work with Staff members in reaching a solution. UPON MOTION BY SMITH AND SECOND BY EVANS, ADMINISTRATIVE REVIEW NO. 86-17 WAS CONTINUED, AT REQUEST OF THE APPLICANT'S REPRESENTATIVES, TO THE REGULAR MEETING OF APRIL 9, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None -10- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 11 TENTATIVE PARCEL MAP NO. 86-123 (W) Applicant: Stuart and Donna Gardner A request to permit lot consolidation and Waiver of Final Map. Subject property is located at 938 Eleventh Street (South side of Eleventh Street approximately three hundred twenty-five feet (3251) West of Lake Street). This request is covered by Categorical Exemption, Class 5 (c), California Environmental Quality Act, 1984. Staff stated the applicant has met all the requirements for a Waiver including the two and one-half foot (2-1/21) alley dedication and street improvements. UPON MOTION BY SMITH AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 86-123 (WAIVER) WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF APPROVAL FOR WAIVER: 1. The proposed consolidation complies with the requirements as to area, improvement and design, flood and water drainage control, appropriate and approved public roads, sewer and water facilities, environmental protection, and other requirements of Article 992 of the Subdivision Section of the Ordinance Code. 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 February 5, 1986, shall be the approved layout (with the amendments as noted thereon). 2. The applicant shall file, through the Huntington Beach City Clerk's office, and have recorded with the Orange County Recorder's Office, a Certificate of Compliance in conjunction with the approved plat map. A copy of the recorded Certificate of Compliance and plat map shall be filed with the Department of Development Services prior to issuance of building permits on the subject property. AYES: Evans, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None -11- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 12 TENTATIVE PARCEL MAP NO. 86-144 Applicant: Ralph Downing/Alejandro Beauroyre A request for lot consolidation. Subject property is located at 17032 Sims Street (Southeast corner of Sims Street and Warner Avenue). This request is covered by Categorical Exemption, Class 5 (c), California Environmental Quality Act, 1984. According to Staff, the purpose of this consolidation is for a multi -family residential development, and the applicant was mailed a copy of the Conditions of Approval.. Les Evans mentioned that dedication on Sims Street would be needed including all street improvements. The applicants, Ralph Downing and Alejandro Beauroyre, were both present and agreed to the conditions as presented. UPON MOTION BY SMITH AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 86-144 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed consolidation of two (2) 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 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. -12- 3/19/86 - BZA 1 Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 13 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 March 3, 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. Warner Avenue and Sims 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, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None There was no further business to be presented to the Board for their discussion or consideration. UPON MOTION BY SMITH AND SECOND BY STRANGE, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, MARCH 24, 1986, AT 10:00 A.M., BY THE FOLLOWING VOTE: -13- 3/19/86 - BZA Minutes, H. B. Board of Zoning Adjustments March 19, 1986 Page 14 AYES: Evans, Krejci, Sampson, Smith, Strange NOES: None ABSENT: None 1 -'6 n K. Godfrey, Secretary B1Mloard of Zoning Adjustments jh (4506d) r� -14- 3/19/86 - BZA